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HomeMy WebLinkAboutZ-8629-C Staff AnalysisSUBDIVISION COMMITTEE COMMENTS APRIL 19, 2017 ITEM NO.: 2. 102 S. RODNEY PARHAM MINI -WAREHOUSE REVISED CONDITIONAL USE PERMIT 102 S. RODNEY PARHAM ROAD Z-8629-C Planning Staff Comments: 1. There is no bill of assurance for this acreage tract 2. Is there a manager's apartment 3. Provide a signage plan 4. Provide days and hours of operation (office hours and hours of access to units). 5. Locate and describe all site lighting; including the parking lot and building lighting 6. Relocate dumpster away from adjacent residential lot 7. Will there be any outside storage of boats, RV's, trailers or other vehicles? 8. Provide exterior building elevations; including materials and colors 9. Provide a commitment that no businesses will be permitted to operate within the units. 10. Is there a prohibition against storage of flammable liquids and materials? Variance/Waivers: ■ A variance from Section 36-522 to allow a 15' street buffer • A variance from Section 36-301 to allow a building height of 37' ■ A variance from Section 36-522 to allow grading within the northern 15'of the southern land use buffer Public Works: 1. Rodney Parham St. is classified on the Master Street Plan as a minor arterial. A dedication of right- of-way 45 feet from centerline will be required. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Storm water detention ordinance applies to this property if detention was provided with the last development. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner's association. 4. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. A City of Little Rock drainage project was recently completed on both the north and south sides of the Sunnymeade driveway. The 12 inch RCP on the north side of the Sunnymead driveway and pipes downstream are believed to be undersized. At the time of the building permit, a drainage analysis should be performed to determine if existing pipe sizes are adequate. If so, the system will be required to be upsized. 6. With the proposed signage on the north side of the Rodney Parham driveway, the sight distance to the west must not be obstructed. 7. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 8. Stormwater pipes cannot be located under a building or structure. ITEM NO.:2. (CON'T) (Z-8629-C) Utilities and Fire Department/County Planning_ Little Rock Wastewater: Sewer available to this site. Existing easements must be retained. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing power lines in the area. Contact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No objection 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. 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. ITEM NO.:2. CON'T Z-8629-C 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. 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. 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 Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C 105.1. 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; crichey@littlerock.gov or Mark Alderfer at 501.371.4875; malderfer@littlerock.go . ITEM NO.:2. CON'T Z-8629-C County Planning: No comments Rock Region METRO: a) Location is not currently served by METRO on routes 5 & 8 West Markham and Rodney Parham. b) Because the location is within an existing neighborhood and well served by transit METRO does not recommend supporting this use. Also there is a current business adjacent to this property in the same block, Storage World. Approximately a 3/4 mile away two other similar businesses a U-Haul storage & rental and U-Storit. Plann-ing_Division: No comments Landscape: Site plan 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 (1/z) the full width requirement but in no case less than nine (9) feet. The maximum dimension required shall be fifty (50) 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 adjacent property to the south is zoned R-2. 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. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-102. 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. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of- ways. 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. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. An irrigation system shall be required for developments of one (1) acre or larger. 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. Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Wednesday April 26, 2017. Required notices are to be sent via certified mail to all owners of properties located within two hundred (200) feet of the site no later than Wednesday April 26, 2017. The City -provided notice form must be used. Proof of notice is to be provided to staff no later than May 5, 2017. May 11, 2017 ITEM NO.: 2 FILE NO.: Z-8629-C NAME: 102 South Rodney Parham Mini -Warehouse — Revised Conditional Use Permit LOCATION: 102 South Rodney Parham Road OWNER/APPLICANT: SS Rodney Parham, LLC/Marlar Engineering PROPOSAL: A revision to a previously approved conditional use permit is requested to allow for the construction of a three-story, enclosed, mini -warehouse building on this C-3 zoned 1.87± acre tract. ITE LOCATION: The property is located on the south (west) side of S. Rodney Parham Road; one lot south of West Markham Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located within the commercial district at the West Markham/Rodney Parham intersection. A Kroger store, Red Lobster and Burger King are adjacent to the west. Additional commercial uses, including an older, more traditional mini -warehouse development are located beyond Kroger. A mixture of office and commercial uses are located to the east and north. A single family neighborhood is adjacent to the south. A restaurant previously occupied this site, with parking extending to within a few feet of the southern boundary. In staff's opinion, the nature of this proposed development and the specifics of the site improvements are such that there could be a negative impact on the adjacent single family neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Sunnymeade and Briarwood Neighborhood Associations. 3. ON SITE DRIVES AND PARKIN Entrance to the site will be from a driveway onto Rodney Parham Road. Exit from the site will be from that same driveway as well as from a driveway onto Sunnymeade Drive. Twelve (12) parking spaces are indicated outside of the gated area at the front of the property. Nine (9) spaces are indicated within the access -controlled gated area of the site. Two (2) spaces are located in the internal loading bay where customers May 11, 2017 ITEM NO.: 2 (Cont.) _ FILE NO.: Z-8629-C park to access the units. The facility is proposed to contain 750+ units of mini -warehouse space. 4. SCREENING AND BUFFERS: Site plan 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 ('/2) the full width requirement but in no case less than nine (9) feet. The maximum dimension required shall be fifty (50) 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 adjacent property to the south is zoned R-2. 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. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-102. 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. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. 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. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. An irrigation system shall be required for developments of one (1) acre or larger. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance 2 May 11, 2017 ITEM NO.: 2 (Cont.) FILE NO.: Z-8629-C requirements can be given when preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS: Rodney Parham St. is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Storm water detention ordinance applies to this property if detention was provided with the last development. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner's association. 4. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. A City of Little Rock drainage project was recently completed on both the north and south sides of the Sunnymeade driveway. The 12 inch RCP on the north side of the Sunnymeade driveway and pipes downstream are believed to be undersized. At the time of the building permit, a drainage analysis should be performed to determine if existing pipe sizes are adequate. If so, the system will be required to be upsized. 6. With the proposed signage on the north side of the Rodney Parham driveway, the sight distance to the west must not be obstructed. 7. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 8. Stormwater pipes cannot be located under a building or structure. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Little Rock Wastewater: Sewer available to this site. Existing easements must be retained. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing power lines in the area. Contact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) as this project proceeds. M May 11, 2017 ITEM NO.: 2 (Cont.) FILE NO_ Z-8629-C Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No objection 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. 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. 2 May 11, 2017 ITEM NO.: 2 (Cont. FILE NO.: Z-8629-C 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. 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. 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 5 May 11, 2017 ITEM NO.: 2 (Cont.) FILE NO.: Z-8629-C 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: a Curtis Richey at 501.371.4724; cricheyCaDlittlerock.gov or Mark Alderfer at 501.371.4875; malderfer littlerock. qov . County Planning: No comments Rock Region METRO: a) Location is not currently served by METRO on routes 5 & 8 West Markham and Rodney Parham. b) Because the location is within an existing neighborhood and well served by transit METRO does not recommend supporting this use. Also there is a current business adjacent to this property in the same block, Storage World. Approximately a % mile away two other similar businesses a U-Haul storage & rental and U-Storit. SUBDIVISION COMMITTEE COMMENT: (APRIL19, 2017) The applicants were present. Staff presented the item. Staff noted the requested buffer and building height variances. The applicant had been provided a copy of staff comments and prepared the following responses. 1. There is no resident manager. 2. A signage plan will be prepared. 3. Office hours are 8.00 a.m. — 6:00 p.m., Monday through Saturday and tenant access is 6:00 a.m. — 10:00 p.m. daily. 4. Building wall mounted lighting will be placed 9± feet above the finished floor and wall pack lighting will be used near the loading dock area. 5. The dumpster is to be placed as indicated. 6. There will be outside storage of boats, RV's, trailers, watercraft or automobiles. 7. The building exterior will be finished with architectural block, brick masonry, decorative metal panels and EFTS. 8. No businesses will be permitted to be operated in the units. 0 May 11, 2017 ITEM NO.. 2 (Cont.) _ FILE NO,: Z-8629-C 9. No explosive, flammable, hazardous or other inherently dangerous materials will be permitted to be stored in the facility. Public Works Comments were discussed. Other Agency, Utility and Fire Department Comments were presented. Landscape Comments were noted. The applicants stated they were discussing the project with interested neighbors. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: The C-3 zoned, 1.8+ acre property located at 102 S. Rodney Parham Road was previously occupied by a restaurant. The building was removed several years ago. The site contains the vestiges of the parking lot. On August 25, 2016, the Commission approved a conditional use permit to allow for the construction of a three (3) story, conditioned, mini -warehouse facility on the site. The facility was to contain approximately 750 units of mini -warehouse space. The Commission's approval was appealed to the Board of Directors and, on November 15, 2016, the Board upheld the Commission's action. The three (3) story building had an exterior finish of split -faced block, brick and EIFS with steel decorative panels. The colors were earth -toned. Access to the facility was through a single garage door on the north (Rodney Parham) side of the building. Customers would park in the building and after conducting their business, would exit out of the south side. The "driveway" through the building was thirty (30) feet wide and had enough room to park 30± vehicles. All access to the units was from the interior of the building. Any units that had outside access were eliminated. There were no windows on the south side of the building, facing the adjacent single family residences. There was no access to Sunnymeade. That driveway was gated and only served as Fire Department access. All customer traffic exited the site directly onto Rodney Parham Road. The building itself had a setback of sixty-five (65) feet from the south property line, adjacent to the single family residences and fifty-three (53) feet from the east property line, adjacent to two, C-3 zoned residences. Office hours were to be 9:00 a.m. to 6:00 p.m. Monday through Friday, 9:00 a.m. to 5:00 p.m. Saturday and noon to 5:00 p.m. on Sunday. Tenant access was to be 6:00 a.m. to 9:00 p.m. seven days a week. The existing dumpster location on the north side of the Sunnymeade Drive access drive was to be reused. There was to be no outside storage of boats, RV's or trailers. No businesses were permitted to operate in the facility and no storage of flammable materials was allowed. That facility has not been constructed. 7 May 11, 2017 ITEM NO.: 2 (Cont.) FILE NO.: Z-8629-C A different applicant is now requesting approval of a conditional use permit to allow for construction of a somewhat different, three (3) story mini -warehouse facility. The facility is also proposed to contain 750± units of mini -warehouse space. The proposed building is to have a setback of twenty-five (25) feet on the south and east. The previous approval has setbacks of sixty-five (65) and fifty-three (53) respectively. Access to the units is to be primarily from a two -space internal loading bay. Nine (9) parking spaces are provided to allow some tenants to park and carry their items in/out of the facility. No units will have direct outside q/ access. The facility will be gated to control access. Tenants can exit the site onto Sunnymeade Drive. The applicant intends to make modifications to the Sunnymeade driveway to encourage tenants to make a left turn towards Rodney Parham rather than a right turn into the neighborhood. As under the previous proposal, the building is to be constructed of architectural block and brick masonry, EIFS and decorative metal panels. The building will have an earth tone finish and there will be no windows on the south side and east side nearest the neighborhood. Office hours are proposed as 8:00 a.m. to 6:00 p.m. Monday through Saturday and tenant access is 6:00 a.m. to 10:00 p.m. daily. Lighting is proposed to consist of wall mounted lighting placed nine (9) feet above the finished floor and wall packs near the loading dock area. There will be no storage of boats, RV's, trailers, watercraft or automobiles. No businesses will be permitted to operate in the units and no explosive, flammable or inherently dangerous materials may be stored in the facility. The same three variances or similar approved under the previous application are also requested under this new application. The first is a two feet height variance to allow a building height of thirty-seven (37) feet. The prior approval allowed a height of thirty-six (36) feet. C-3 has a height limit of thirty-five (35) feet. The second variance is to allow a reduction in the Rodney Parham Road perimeter street buffer from twenty-five (25) feet to fifteen (15) feet. The reduction is caused, in part, by a requirement to dedicate additional right-of-way. The third variance is to allow grading within the northern 15 feet of the southern land use buffer. The Code allows an encroachment of up to 30% in a buffer. The proposed 15 foot encroachment represents 60% of the buffer. That area currently contains the vestiges of a paved parking lot. While staff has previously stated support for placement of this type of facility on this property, we do have concerns about aspects of this specific proposal. May 11, 2017 ITEM NO.: 2 (Cont.) FILE NO.: Z-8629-C This current proposal expands the building to the south and east to the minimum building setback. The site is adjacent to single family residential and staff feels the massing of the structure is such that it could negatively impact the adjacent residences. The applicant proposes to utilize the driveway onto Sunnymeade as a primary exit from the site. The issue of access to and from the site onto Sunnymeade was a matter of great concern to the neighborhood under the prior application. The dumpster has now been moved closer to the neighborhood by placing it on the south side of the Sunnymeade access drive rather than on the north side. This 750+ unit mini -warehouse facility is proposed to utilize a two -space internal loading bay. Under the prior approval, the thirty (30) foot wide driveway through the building provided a much greater number of internal parking spaces for access to the units. Staff is concerned that under this proposal, there is a greater likelihood of tenants having to park outside the facility to access the units. For these reasons, staff cannot support the current application STAFF RECOMMENDATION. - Staff recommends denial. PLANNING COMMISSION ACTION: (MAY 11, 2017) The applicants were present. There was one objector present. Staff presented the item and a recommendation of denial. Bear Davidson, of Marlar Engineering, addressed the Commission. He stated this was a different applicant from the one who filed the first CUP application. He stated this applicant was prepared to develop under the previously approved plan but made the revisions to be more sensitive to concerns of the neighborhood. Mr. Davidson said they had discussions with the neighborhood and had reached out to individual neighbors. He said they were dropping the building height variance request and would comply with the C-3 height limit. Mr. Davidson addressed the changes from the previously approved plan. He stated the drive through the building, exiting to the south, had been eliminated; eliminating lights shining into the neighborhood and eliminating vehicle activity in the area closest to the neighborhood. Mr. Davidson stated there were no site security measures under the previous plan and this new plan had gates and fencing to secure the site. He made note of the reduction in tenant parking and stated the site would not generate more than 13-15 vehicles per day. He made note of the vehicle access bay on the east side of the building. Lastly, he noted the change in building massing and stated the height variance request was being eliminated. �7 May 11, 2017 ITEM NO-: Cont. FILE ND.- Z-8629-C Michael Hall addressed the commission. He stated he had spoken directly with Tracy Crain, President of the Sunnymeade Neighborhood, and had tried to address her concerns. He said the neighborhood had expressed concern about cut -through pedestrian traffic. He said a security fence would be installed to prevent persons cutting through the site into the neighborhood. He said on -site lighting would be reduced. Mr. Hall said he had spoken with another resident who had requested more column -type evergreen trees at the rear of the site. He said they would comply with this request as much as the City's landscape ordinance would allow. Mr. Hall stated Ms. Crain had made it clear that the neighborhood did not object to traffic from the site exiting onto Sunnymeade Drive as long as the driveway was designed to encourage traffic to make a left turn towards Rodney Parham rather than a right turn into the neighborhood. He said the Sunnymeade exit was a secondary exit, not the primary exit and there would be no signage on that driveway. Mr. Hall stated the dumpster had been placed where indicated for ease of access for the garbage truck. He stated the dumpster could be moved back to its previously approved location. Mr. Hall stated he had tried on several occasions to make contact with the resident at 220 Sunnymeade but had been unable to do so. He said it appeared that the C-3 zoned property was not being used as a residence as there were office elements visible through the front window. Ruth Bell, of the League of Women Voters of Pulaski County, spoke in opposition, She stated the League had supported the previous plan but had concerns with some aspects of this revised plan. She said the exit onto Sunnymeade should be designed to be left turn only. She asked if the parking on the site would be adequate for a 750 unit complex. Mr. Hall stated this plan reduced noise and activity at the rear of the site, nearest the neighborhood. He said they would install curbing, signs and bollards to make vehicles exiting onto Sunnymeade turn left towards Rodney Parham. He presented photos of the proposed interior loading/unloading bay and stated they could accommodate four vehicles at a time. In response to a question from Commissioner Dillon, staff stated the number of units was the same under either plan, approximately 750. Commissioner Bubbus commented that this proposed use would generate much less traffic than a number of uses that could be developed on the C-3 zoned property. He voiced his support for the item. In response to questions from Commissioner May, Mr. Hall stated traffic has never been an issue with this type of use. It was clarified that the applicant had eliminated the height variance request, had agreed to move the dumpster back to previously approved location on the north side of the driveway and had agreed to make the necessary changes to the 10 May 11, 2017 ITEM NO.- 2 (Cont.) FILE NO.:_ Z=8629-C Sunnymeade driveway to force vehicles exiting the site to turn left towards Rodney Parham. Chairman Berry noted there were only 8 commissioners present and, as a matter of practice, offered the applicant an opportunity to defer to a later hearing. The applicant stated he wished to go forward. A motion was made to approve the application, as amended, including all staff comments and conditions (except the recommendation of denial). The motion was approved by a vote of 7 ayes, 1 noe and 3 absent. 11 May 11, 2017 ITEM NO.: 2 (Cont.) FILE NO.: Z-8629-C A different applicant is now requesting approval of a conditional use permit to allow for construction of a somewhat different, three (3) story mini -warehouse facility. The facility is also proposed to contain 750± units of mini -warehouse space. The proposed building is to have a setback of twenty-five (25) feet on the south and east. The previous approval has setbacks of sixty-five (65) and fifty-three (53) respectively. Access to the units is to be primarily from a two -space internal loading bay. Nine (9) parking spaces are provided to allow some tenants to park and carry their items in/out of the facility. No units will have direct outside access. The facility will be gated to control access. Tenants can exit the site onto Sunnymeade Drive. The applicant intends to make modifications to the Sunnymeade driveway to encourage tenants to make a left turn towards Rodney Parham rather than a right turn into the neighborhood. As under the previous proposal, the building is to be constructed of architectural block and brick masonry, EIFS and decorative metal panels. The building will have an earth tone finish and there will be no windows on the south side and east side nearest the neighborhood. Office hours are proposed as 8:00 a.m. to 6:00 p.m. Monday through Saturday and tenant access is 6:00 a.m. to 10:00 p.m. daily. Lighting is proposed to consist of wall mounted lighting placed nine (9) feet above the finished floor and wall packs near the loading dock area. There will be no storage of boats, RV's, trailers, watercraft or automobiles. No businesses will be permitted to operate in the units and no explosive, flammable or inherently dangerous materials may be stored in the facility. t l 1 The same three variances 4r -similar approved under the previous application are LL �1 also requested under this new application. The first is a two feet height variance to allow a building height of thirty-seven (37) fe -approval-liow 7et,hy-six (36) feet. as gh I' it of thirty-five (35) feet. _T e (2 nce is to allow a reduction in the Rodney Parham Road perimet from twenty-five (25) feet to fifteen (15) feet. The reductio art, by a requirement to dedicate additional right-of-way. he thir ar ow�gradrrYg-within the northern 1feet­cf-tlie sou ern land us bb ff`er The Code allows an encroachment of up to 30% in a buffer. The proposed 15 foot encroachment represents 60% of the buffer. That area currently contains the vestiges of a paved parking lot. While staff has previously stated support for placement of this type of facility on this property, we do have concerns about aspects of this specific proposal. May 11, 2017 ITEM NO.: 2 (Cont.) FILE NO.: Z-8E29-CC This current proposal expands the building to the south and east to the minimum building setback. The site is adjacent to single family residential and staff feels the massing of the structure is such that it could negatively impact the adjacent residences. The applicant proposes to utilize the driveway onto Sunnymeade as a primary exit from the site. The issue of access to and from the site onto Sunnymeade was a matter of great concern to the neighborhood under the prior application. The dumpster has now been moved closer to the neighborhood by placing it on the south side of the Sunnymeade access drive rather than on the north side. This 750+ unit mini -warehouse facility is proposed to utilize a two -space internal loading bay. Under the prior approval, the thirty (30) foot wide driveway through the building provided a much greater number of internal parking spaces for access to the units. Staff is concerned that under this proposal, there is a greater likelihood of tenants having to park outside the facility to access the units. For these reasons, staff cannot support the current application STAFF RECOMMENDATION: Staff recommends denial. PLANNING COMMISSION ACTION: (MAY 11, 2017) The applicants were present. There was one objector present. Staff presented the item and a recommendation of denial. Bear Davidson, of Marlar Engineering, addressed the Commission. He stated this was a different applicant from the one who filed the first CUP application. He stated this applicant was prepared to develop under the previously approved plan but made the revisions to be more sensitive to concerns of the neighborhood. Mr. Davidson said they had discussions with the neighborhood and had reached out to individual neighbors. He said they were dropping the building height variance request and would comply with the C-3 height limit. Mr. Davidson addressed the changes from the previously approved plan. He stated the drive through the building, exiting to the south, had been eliminated; eliminating lights shining into the neighborhood and eliminating vehicle activity in the area closest to the neighborhood. Mr. Davidson stated there were no site security measures under the previous plan and this new plan had gates and fencing to secure the site. He made note of the reduction in tenant parking and stated the site would not generate more than 13-15 vehicles per day. He made note of the vehicle access bay on the east side of the building. Lastly, he noted the change in building massing and stated the height variance request was being eliminated.