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HomeMy WebLinkAboutZ-9072 Staff AnalysisSeptember 24, 2015 ITEM NO.: 9 FILE NO.: Z-9072 NAME- U-Haul Mini -Warehouse — Conditional Use Permit LOCATION: 8900 Geyer Springs Road OWNER/APPLICANT: J V Holdings Co., Inc. /U-Haul PROPOSAL: A conditional use permit is requested to allow for the remodeling of the vacant building on this C-3 zoned property to be used as a mini -warehouse facility. 1. SITE LOCATION: The property is located at the southwest corner of Baseline Road and Geyer Springs Road, behind the businesses that front onto those streets. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located at an arterial — arterial intersection in an area of commercial zoning and uses surrounding the intersection. Multiple tenant shopping centers are located on the corners. A residential neighborhood is located to the south. The proposed mini -warehouse facility is a completely enclosed operation unlike some other mini -warehouses that have multiple openings to the outside. The proposed use appears to be compatible with uses in the area. The redevelopment of this vacant building into a viable commercial use should be a benefit to the surrounding neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the SWLR United for Progress, Cloverdale, Windamere and Allendale Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: The site has only one access point, at the south perimeter onto Geyer Springs Road. Thirty-one (31) parking spaces are proposed; although there is additional paved area that could be striped for more parking if it is needed. The business will likely be a fairly low traffic generator so the access and parking will most likely be sufficient. September 24, 2015 ITEM NO.: 9 (Cont.) FILE NO.: Z-9072 4. SCREENING AND BUFFERS Site plan must comply with the City's minimal landscape and buffer ordinance requirements. If building rehabilitation exceeds fifty percent (50%) of the replacement cost then the landscaping and buffer must also come into compliancy accordingly. 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. 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 properties to the south and west are zoned R-2. The minimum dimension shall be nine (9) feet. The maximum dimension required shall be fifty (50) feet. 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. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-81. Screening of the adjacent R-2 properties will be required. 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. Interior landscape areas shall comprise at least eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 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. 4 September 24, 2015 ITEM NO.: 9 Cont. FILE NO.: Z-9072 5. PUBLIC WORKS COMMENTS: The only access to the site is shown along the south property line. Do other access easements exist? Show on plan. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Little Rock Wastewater: Sewer available to this site. Existing easement must be retained. Entergy: Entergy does not object to this proposal. Service is already provided to the building. Please contact Entergy in advance regarding and changes in electrical service requirements as the building is re- modeled. 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. 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 3 September 24, 2015 ITEM NO_: 9 (Cont. FILE NO.: Z-9072 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. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. 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. 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. 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.orq or Mark Alderfer at 501.371.4875; malderfer(�D_littlerock.orq. County Planning: No comments. Rock Region METRO: The area is currently served by METRO at Baseline Road and Geyer Springs Road. We have no objections to the plans as presented. METRO has plans to continue to serve the area and plan to provide service enhancements. 4 September 24, 2015 ITEM NO.: 9 (Cont. FILE NO.: Z SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 2, 2015) The applicants were present. Staff presented the item and noted some additional information was needed. The applicant was asked to provide a signage plan, a lighting plan and a fencing plan. Staff asked what hours an employee would be present on the site and how many rental units there would be. The applicant was asked to locate the dumpster and required screening on the site plan. The applicant was asked to indicate the proposed use of a 7,000 sq. ft. warehouse area indicated on the plan. It was noted that a variance would be needed for any wall signage other than on the east fagade. Public Works, Landscape, Fire Department and Other Agency Comments were presented. The applicants were asked to indicate if there was any access to the site other than from the one driveway onto Geyer Springs Road. The applicants were advised to submit to respond to staff issues by September 9, 2015. The Committee determined there were no other issues and forwarded the item to the full Commission. TAFF ANALYSIS: The C-3 zoned, 4.0 acre lot located at 8900 Geyer Springs Road is occupied by a vacant, 51,385 square foot building and an area of paved parking. The building was constructed as a grocery store. The building has been vacant for several years. Over the years, the portion of what was the parking lot fronting onto Geyer Springs Road was subdivided into outparcels for new businesses; including a car wash and an auto parts store. The former grocery store building has languished; being tucked behind the businesses fronting on Baseline and Geyer Springs Roads and having insufficient parking to accommodate typical retail uses. U-Haul is now requesting approval of a conditional use permit to allow for the conversion of the building into an enclosed, climate controlled self -storage facility. The office area and access to the facility will be located at the front (east) of the building. The building will be divided into 597 rental units ranging in size from 5' X 5' to 10' X 15'. A 7,415± square foot area within the building is not being divided into rental units at this time. It is allocated for future expansion of rental units, as the market demands. U-Haul storage customers are issued a card -swipe identification card and/or a personalized authorization code to gain access to their storage locker. Storage lockers are individually armed with customer provided locks; electronically controlled access areas are provided for afterhour's business. The storage facility is protected by surveillance cameras and DVR equipment (monitored 24 5 September 24, 2015 ITEM NO.: 9 (Cont. FILE NO.: Z-9072 hours a day). Customers are provided call stations with directories and 24-hour entrances are secured with monitors and staged entry doors. U-Haul's policy prohibits a business from being operated from a U-Haul storage locker and customers must adhere to strict requirements against storing chemicals, flammables and paints. All U-Haul storage centers are non-smoking facilities. The proposed facility will be a remote location run from the U-Haul moving and storage facility at 5808 Baseline Road (several blocks to the east). A U-Haul employee will be on -site daily for daily site inspections and cleaning. Signage will consist of wall signs on the east and north facades and a possible ground -mounted sign on the Geyer Springs Road frontage. A variance is requested to allow the wall sign on the north facade since that side does not have direct street frontage onto Baseline Road. Site lighting will be low-level and directional aimed downward and into the site. The dumpster will be located at the southwest corner of the site, behind the building. Screening of the dumpster will comply with Code requirements. Due to the proximity of single family residential to the dumpster area, staff believes dumpster pick up should be limited to typical business hours of 7:00 a.m. — 6:00 p.m. No new fencing is proposed. Existing privacy fencing is located along the south and west perimeters. The site has only one access point, at the south perimeter onto Geyer Springs Road. Thirty-one (31) parking spaces are proposed; although there is additional paved area that could be striped for more parking if it is needed. The business will likely be a fairly low traffic generator so the access and parking will most likely be sufficient. To staffs knowledge, there are no outstanding issues. The proposed rehabilitation of this vacant commercial building should be a benefit to the surrounding businesses and neighborhood. The bill of assurance provided by the applicant does not address use issues. 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. Dumpster pick-up is to be limited to the hours of 7:00 a.m. — 6:00 p.m. 0 September 24, 2015 ITEM NO-- 9 (Cont. FILE NO.: Z-9072 Staff recommends approval of the requested sign variance to allow a wall sign on the north fagade of the building, without direct street frontage. PLANNING COMMISSION ACTION: (SEPTEMBER 24, 2015) The applicant was present. There were no 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, including all staff recommended conditions and variances as noted. The vote was 9 ayes, 0 noes and 2 absent. 7 SUBDIVISION COMMITTEE COMMENTS SEPTEMBER 2, 2015 ITEM NO.: 9. U-HAUL MINI -WAREHOUSE — CONDITIONAL USE PERMIT 8900 GEYER SPRINGS ROAD Z-9072 Planning Staff Continents: 1. The Bill of Assurance does not address use issues. 2. Provide signage plan. 3. The facility is proposed to allow access 24/7. During what hours will an employee be on site? 4. Provide details of site lighting (should be low-level and directional, aimed downward and into the sites). 5. Locate the dumpster(s) and required screening to comply with Code. 6. How many rental units will there be in the building? 7. Locate and describe all existing and proposed fencing. 8. What use is proposed for the 7,000 sq. ft. warehouse area? Variance/Waivers: • Possible sign variance (wall sign without direct street frontage) Public Works: The only access to the site is shown along the south property line. Do other access easements exist? Show on plan. Utilities and Fire Department/County Planning: Little Rock Wastewater: Sewer available to this site. Existing easement must be retained. Entergy: Entergy does not object to this proposal. Service is already provided to the building. Please contact Entergy in advance regarding and changes in electrical service requirements as the building is re- modeled. 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. ITEM NO.: 9 CON'T Z-9072 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. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. 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. 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. 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�v�rr�.littlerock.or or Mark Alderfer at 501.371.4875; malderfer(&..littlerock.or . County Planning: No comments. Rock Region METRO: The site is located on a METRO bus route Planning Division: No comments. Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. If building rehabilitation exceeds fifty percent (50%) of the replacement cost then the landscaping and buffer must also come into compliancy accordingly. ITEM NO.: 9 CON'T Z-9072 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. 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 properties to the south and west are zoned R-2. The minimum dimension shall be nine (9) feet. The maximum dimension required shall be fifty (50) feet. 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. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-81. Screening of the adjacent R-2 properties will be required. 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. Interior landscape areas shall comprise at least eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 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 September 9, 2015. 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 September 9, 2015. The City - provided notice form must be used. Proof of notice is to be provided to staff no later than September 18, 2015.