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HomeMy WebLinkAboutZ-9059 Staff AnalysisAugust 13, 2015 ITEM NO.: 8 FILE NO.: Z-9059 NAME: Space Storage at Riverdale Mini -Warehouse — Conditional Use Permit LOCATION: SW corner of Brookwood and Riverdale OWNER/APPLICANT: Winrock International/Danmar Enterprises PROPOSAL: A conditional use permit is requested to allow for the construction of a single -building, three-story, mini -warehouse facility on this C-3 zoned property_ 1. SITE LOCATION: The property is located at the southwest corner of Brookwood and Riverdale. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area of mixed uses and zoning. A raised levee and railroad abut the west perimeter and separate the site from the commercial and residential area extending west to Cantrell Road. Office - warehouse uses occupy the 1-2 and PID zoned properties to the north. Office, warehouse and mini -warehouse storage uses are located on the I- 2 properties adjacent to the south. Other uses in the area include multifamily, offices and a private school. The new headquarters for the American Taekwondo Association is being constructed across Brookwood Drive to the east. Staff believes the proposed use is compatible with the neighborhood. The appearance of the development and how it fits in with the development in the area; including the ATA campus, the school and new and existing multifamily is important. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Riverdale Neighborhood Association. 3. ON SITE DRIVES AND PARKING: Access to the site is via a single driveway off of Brookwood Drive. A gated emergency access drive is located off of Riverdale. Fire Department access only is permitted via the emergency driveway. The Code does not provide a specific parking requirement for a mini -warehouse development. Typically, parking is provided for the office and customers accessing the storage units park on the site in the proximity of the unit. The applicant is providing ten spaces for the office. August 13, 2015 ITEM NO.: 8(Cont.)FILE NO.: Z-9059 Other parking will occur in the site's driveways as customers access their storage spaces. 4. SCREENING AND BUFFERS: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 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. 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. 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. 5. PUBLIC WORKS COMME 1. Sidewalks with appropriate handicap ramps are required in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 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. Show the proposed location for stormwater detention facilities on the plan. 4. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. 0r August 13, 2015 ITEM NO.: 8 Cont. FILE NO.: Z-9059 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: LR Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal. There are both underground and overhead electrical facilities in the area. An overhead line exists on the west side of the property. An underground line exists on the north side of the property behind the curb running along Riverdale Road. Use care when digging in the area. The final grade over existing underground facilities should not be altered without contacting Entergy first as it may affect code -required burial depth of primary conductor. Contact Entergy in advance to discuss load requirements, facilities layout for future electrical service needs, and the time schedule for the development. Centerpoint Energy: No comment received. AT&T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 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. Contact Central Arkansas Water regarding the size and location of the water meter. 3 August 13, 2015 ITEM NO.: 8(Cont.)FILE NC.: Z-9059 Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Main 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. 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 August 13, 2015 ITEM NO.: 8 Cont. FILE NO.: Z-9059 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 U L 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). 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; criche ,littlerock.org or Mark Alderfer at 501.371.4875; maIderfeE@Iiftlerock.org. County Planning: No comments. CATA: The site is not located in a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (JULY 22, 2015) Joe White and Dan Lusk were present representing the item. Staff presented the item and noted some additional information was needed. The applicants were asked to provide a signage plan, a lighting plan, fence details and building height. Staff stated it was their opinion that the use was appropriate for the site and the 5 August 13, 2015 ITEM NO.: 8(Cont.)FILE NO.: Z-9059 biggest issue was the appearance of the building and site and how it would fit in with development in the area. The applicants presented a set of potential building elevations. The showed the building to be built of brick, glass and a metal that was spray -coated with a finest to give the appearance of EIFS. There were also a few, horizontal -metal accents. Otherwise the colors were neutral and earth -toned. The applicants stated signage would likely be less than what the City would allow since the project was governed by the Riverdale Architectural design conditions. Staff asked the applicants to submit the elevations to which they were committing. They were encouraged to be sensitive to other development in the area. Public Works and Landscape Comments were discussed. The applicant and Public Works Staff agreed to further discussion of the stormwater detention requirements. The applicants were instructed to review the other agency comments and to contact them if there were questions. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: A conditional use permit is requested to allow for construction of a single - building, three-story, self -storage facility on this vacant, C-3 zoned, 2.25 acre tract. The property is located in an area of mixed zoning and uses; including offices, office -warehouse and another self -storage facility. Other uses in the area include multifamily, a private school and the new headquarters of the American Taekwondo Association (under construction). The facility is proposed with 104,000 sq. ft. gross area with 76,000 sq. ft. of net leasable space. The ground level units will have direct access from the drive and parking area. A covered drive through the building will provide access to elevators for access to the units on the second and third floors. Office hours will be Monday through Saturday, 9:00 a.m. — 5:00 p.m. There will be a full-time manager on duty during normal business hours. There is no manager's apartment. The office hours could vary based on usage and time of year. Typical gate access to the rental units will be 6:00 a.m. — 10:00 p.m. everyday. The property will be gated with 24 hour gate access available with approval from management. The facility will be approximately 85% climate controlled with the remaining 15% non -climate controlled. No outside vehicle, boat or RV storage is proposed. 1.1 August 13, 2015 ITEM NO.: 8 (Cont. FILE NO.: Z Signage is proposed to consist of a single, monument style ground mounted sign not to exceed the area allowed by the code and wall signage on the two building facades facing the streets. Lighting will be low-level and directional, aimed downward and into the site. The building will not exceed the allowable height of 35 feet, excluding architectural features. Building elevations have been presented to staff and the Subdivision Committee. The building fagade will be a mix of brick and stucco pre -fabricated metal panels along with horizontal decorative metals of various color tones to break up the larger elevations. Overall colors will be earth tone. Glass is incorporated into the entry -way and tower feature fronting onto Brookwood. The total number of rental units has not been set and may change based on the sizes needed. It is anticipated the number is in the 800 — 950 range. The property will be fenced for security and aesthetics. The plan is wrought iron fencing at a height of 6 — 8 foot with brick columns periodically spaced at a height of 7 — 10 feet. To staff's knowledge, there are no outstanding issues. Staff believes the use to be appropriate for the area and the applicant has committed to a building design (including colors and materials for the facades) that is sensitive to development in the area. A plat with a bill of assurance will be recorded at the time of purchase. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP, subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. The building design (including colors and materials for the building facades) is to be as presented by the applicant and described in the staff analysis. PLANNING COMMISSION ACTION: (AUGUST 13, 2015) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved, including all staff recommended comments and conditions, by a vote of 9 ayes, 0 noes and 2 absent. 7 SUBDIVISION COMMITTEE COMMENTS JULY 22, 2015 ITEM NO.: 8. SPACE STORAGE AT RIVERDALE MINI -WAREHOUSE CONTIONAL USE PERMIT SW CORNER OF BROCKWOOD & RIVERDALE Z-9059 Planning Staff Continents: 1. No Bill of Assurance was provided for this unrecorded Riverdale tract. 2. Provide signage plan. 3. Provide lighting plan; lighting should be low-level and directional, aimed downward & into the site 4. Provide building height 5. Provide building elevations, including materials 6. How many rental units will there be in the building? 7. Locate & describe all proposed fencing &gates Variance/Waivers: • None requested. Public Works: 1. Sidewalks with appropriate handicap ramps are required in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 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. Show the proposed location for stormwater detention facilities on the plan. 4. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land 5. clearing or grading activities at the site. Utilities and Fire Dg artment/Count Planning: LR Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal. There are both underground and overhead electrical facilities in the area. An overhead line exists on the west side of the property. An underground line exists on the north side of the property behind the curb running along Riverdale Road. Use care when digging in the area. The final grade over existing underground facilities should not be altered without contacting Entergy first as it may affect code -required burial depth of primary conductor. Contact Entergy in advance to discuss load requirements, facilities layout for future electrical service needs, and the time schedule for the development. Centerpoint Energy: No comment received AT&T: No comment received ITEM NO.: 8. (CON'T) (Z-9059 Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 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. Contact Central Arkansas Water regarding the size and location of the water meter. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Main 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. 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. ITEM NO.: 8. CON'T Z-9059 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 C 10 1 — 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). 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; criclicy@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@1ittlerock.or ,. County Planning: No comments CATA: The site is not located in a CATA bus route Planning Division: No comments Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 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. 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. ITEM NO.: $. CON'T Z-9059 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 July 29, 2015. Required notices are to be sent via certified mail to all owners of properties located within two hundred (200) feet of the sit no later than Wednesday July 29, 2015. The City -provided notice form must be used. Proof of notice is to be provided to staff no later than August 7, 2015.