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HomeMy WebLinkAboutZ-9116 Staff AnalysisMarch 10, 2016 TEM NO.: 8 NAME: LOCATION: OWNER/APPLICANT NO.: Z-9116 Green Tree Mini Storage (Mini -warehouse) — Conditional Use Permit 9305 N. Rodney Parham Road Clinton Trust/Clinton Properties PROPOSAL: A conditional use permit is requested to allow for the construction of a mini -warehouse development on this C-3 zoned, 3.33± acre tract. K SITE LOCATION: The property is located on the south side of North Rodney Parham Road, between Reservoir Road and Treasure Hill Road. COMPATIBILITY WITH NEIGHBORHOOD The property is located on Rodney Parham Road in an area that does contain some variety of residential and nonresidential uses. A small commercial shopping center is adjacent to the northwest. A large area of commercially zoned properties containing a variety of commercial uses is located across Rodney Parham to the north. A church occupies the POD zoned property adjacent the east. Single family residences are adjacent to the west and south. Staff has not typically viewed mini -warehouses, a C-4 or light industrial use by -right, as being appropriate in such chose proximity to single family residential. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Treasure Hills Neighborhood Association. As of this writing, staff has received no comments. 3. ON SITE DRIVES AND PARKING: Access to the site is via a single driveway off of Rodney Parham Road. Five parking spaces are located in front of the office building, prior to passing through the gates accessing the rest of the site. A driveway circles through the site providing customers access to their individual units. No areas are set aside for outdoor storage of cars, boats, RV's, etc... March 10, 2016 ITEM NO.. 8 (Cont.) FILE ND. Z-9116 4. SCREENING AND BUFFERS: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 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. 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 In addition to the screening requirements plant materials shall be provided at the rate of one (1) tree and three (3) shrubs or vines for every thirty (30) linear feet of land use buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. The proposed stormwater detention pond will need to be relocated from the south buffer area. 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. Building landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building. These 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 development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 2 March 10, 2016 ITEM NO.: 8 (Cont. 01111114 i•[01WAL9111:1 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 COMMENTS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Close all old driveway cuts not proposed to be used with the proposed development. 3. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the s 4. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 5. Per Sec. 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions should be included in the design of the storm management improvements. Such provisions may include downstream improvements and/or detention of stormwater runoff and it regulated discharge to the downstream storm drainage system. 6. 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. 7. The proposed 36 ft. driveway should be striped for 2 lanes with double yellow striping. 8. Show the call box location for the gate and how the gate will operate. The call box should be located at least 50 ft. from the street curb. 9. 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. 10. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. K1 March 10, 2016 ITEM NO.: 8 (Cont.) FILE NO.: Z-9116 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Little Rock Wastewater: Sewer available across Rodney Parham Road. Entergy: Entergy does not object to this proposal. An overhead, 3 phase power line already extends along the front of the property on Rodney Parham. A single phase line exists on the west side of this property. Contact Entergy in advance to discuss future service requirements and facilities locations to the development as it progresses. Centerpoint Energy: No comments received. AT&T: No comments 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. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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 M March 10, 2016 ITEM NO.: 8 (Cont.) FILE NO.: Z-9116 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. Fire Department: Full plan review 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.org or Mark Alderfer at 501.371.4875; malderfer littlerock.or . County Planning: No comment. Rock Region METRO: Location is currently served by Route 8 Rodney Parham Rd. Add a pedestrian connection from the existing sidewalk to the office /retail space of the business which can be accessed during normal business hours. The sidewalk will provide access to jobs from the bus route. Plannina Division: No comment. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 17, 2016) The applicants were not present. During the meeting, the applicant's agent called and stated they had been unavoidably detained. Staff presented the item and noted additional information was needed regarding building design, signage, site lighting, fencing, days and hours of operation and other access to the units. Staff asked if there would be a commitment that no businesses would be permitted to operate in the units and if there was a prohibition against the storage of flammable materials. Staff asked if there would be a live-in, on -site manager. Public Works staff discussed their comments and noted the two principal issues were submission of a sketch grading and drainage plan as well as indicating the 5 March 10, 2016 ITEM NO.: 8 (Cont. FILE NO.: Z-9116 location of the call box for the gate and how the gate would operate. It was noted that the call box needed to be at least 50 feet from the street curb. Landscape comments were discussed. Staff expressed concern about the applicant's proposal to place the stormwater detention area in the required buffer at the south perimeter of the site. Staff noted there were other options, including placing detention in pipes under the parking lot and drives. Staff stated they would meet with the applicants after the meeting to discuss the comments. The Committee members agreed to allow the item go forward on the current agenda if the applicants respond satisfactorily to the comments by February 24, 2016. STAFF ANALYSIS. - The C-3 zoned, 3.33 acre tract located at 9305 N. Rodney Parham is currently occupied by Green Tree Landscape nursery. The site contains several buildings and greenhouses. An area of customer parking is located at the front of the site. The business has occupied the site for over 40 years. The applicants are proposing to clear the site and to redevelop it with a mini -warehouse development. The proposed development will consist of several buildings containing a total of 473 rental units ranging in size from 5' X 5' to 10' X 20'. 293 of the units are proposed as climate controlled and 180 are non -climate controlled. All of the mini -warehouse buildings are one-story in height. Associated with the development is a two-story managers office. The second floor may be used to provide housing for a live-in manager at some point in the future. All buildings will have metal support framing with the exception of the two-story manager's building which will be traditional wood framing. The office building and all storage buildings facing Rodney Parham and the church to the east will have brick applied to the "visible from the street" front portion of the buildings. The office building will have a combination of brick skirts and accents and stucco wall and trim. First floor commercial window glass will be on the facades facing Rodney Parham and the side facing the parking. The exterior walls of the one-story storage buildings will be metal siding of a neutral earth tone color. The storage units will have a building height of 9' exterior wall height with a peak at 15' — 18'. The two-story office building will have 17' sidewalls and a roof height not to exceed 24'. Six foot tall ornamental wrought iron fencing with brick support columns will be located on the Rodney Parham and rear perimeters. The buildings themselves will provide the closure/security along the east and west perimeters. A small 9 March 10, 2016 1"0 TA1►[ffl w;X10Z•TiTi� FILE NO.: Z-9116 area of 6 foot tall chain link will extend along a portion of the east perimeter. No barbed wire or security wire is proposed. A single ground sign is proposed. The monument style sign will have a height of 5' and an area of 30 square feet. No electronic message center is proposed. There will also be wall signage on the facade of the office building facing Rodney Parham. Lighting is proposed to be low level wall pack lighting, shielded downward and spaced at approximately 40' on center along each building. No dumpsters are proposed. If one is added later, it will be screened to comply with code. Daytime management hours will be 9:00 a.m. — 5:00 p.m., Monday — Friday. Tenant (gate) access hours will be 6:00 a.m. — 10.-00 p.m., seven days a week. The access gates and keypad entry have been relocated farther away from the road as required by Public Works. The detention area has been removed from the southern perimeter buffer. Detention will be underground, in pipes. The project is designed with all entry to buildings being within the site other than for a small area at the northeast corner of the development. The backs of the buildings face the east and west perimeters and serve as screening and security. A 35' buffer is provided at the south perimeter where Burnside Drive dead -ends into the property. This buffer will be heavily landscaped to provide screening. The applicant did provide a list of proposed tenant lease requirements which address the issues staff raised at Subdivision Committee. Businesses will not be permitted to operate within the units. Storage of flammable propellant materials such as gasoline and propane will not be allowed. No vehicle maintenance will be permitted on the site. No garage sales, flea markets or direct sales will be permitted from the units or on the premises. There are several other requirements that address use of the units and conduct of persons on the site. Staff acknowledges that the applicant has done a good job of addressing the technical and design issues. However, staff has traditionally not supported mini -warehouses, a C-4 or light industrial use, in such close proximity to single family. STAFF RECOMMENDATION: Staff recommends denial. 7 March 10, 2016 ITEM NO.: 8(Cont.)FILE NO.: Z-9116 PLANNING COMMISSION ACTION: (MARCH 10, 2016) The applicants were present. There were no registered objectors present. One person was present registered in support. Several other persons were present. They stated they were present to observe. One letter of support had been received from Grace Presbyterian Church, located next door at 9301 N. Rodney Parham Rd. Staff presented the item and a recommendation of denial. Bruce Clinton, primary owner of the property, addressed the commission. He stated his family had owned the business for 50 years. He stated it was hard for their small business to compete with larger retailers. Mr. Clinton said it was the family's desire to maintain ownership of the property and developing it with a new business would allow them to do so. He said the property had been occupied by a C-4 use, the nursery, for years. He briefly described the proposed new development and stated it was their desire to be sensitive to their neighbors. Mr. Clinton noted there would be a reduction in curb cuts on Rodney Parham form three down to one. He stated the proposed mini -warehouses would be a quieter use of the property than other uses that could be developed on the C-3 zoned property as a matter of right. John Breen, of 501 Poinsettia, spoke in support. He said Green Tree Nursery had been a good neighbor. He said he and his neighbors would like to have the cane brake at the rear of their property preserved as a screen. He stated he and his neighbors would rather see this proposed development in light of what else could be developed on the property. Commissioner Laha asked why they were limiting the hours of access to the units. Mr. Clinton responded they wanted to be considerate of the neighbors. Commissioner Cox commented that there was no opposition from the neighborhood and this looks like a good, quiet use. Commissioner Bubbus asked if they had considered putting retail at the front of the site with the mini -warehouses at the rear. Mr. Clinton responded that the site had an unusual configuration. He said they had looked at other options but felt this proposed development was best. A motion was made to approve the application including all staff comments and conditions, except that of denial. The vote was 5 ayes, 5 noes, 0 absent and 1 abstaining (May). A couple of the commissioners expressed confusion over the vote. A motion was made to expunge the previous vote. That motion passed with a vote of 10 ayes, 0 noes, 0 absent and 1 abstaining (May). The motion F March 10, 2016 ITEM NO.: 8 (Cont.) FILE NO.: Z-9116 was made again to approve the application including all staff comments and conditions, except the recommendation of denial. That motion was approved by a vote of 7 ayes, 3 noes, 0 absent and 1 abstaining (May). 0 SUBDIVISION COMMITTEE COMMENTS FEBRUARY 17, 2016 ITEM NO.: 8. GREEN TREE MINI STORAGE MINI -WAREHOUSE CONDITIONAL USE PERMIT 9305 N. RODNEY PARHAM ROAD Z-9116 Planning Staff Comments: 1. The property is an acreage tract and there is no Bill of Assurance. Confirm that there are no private restrictions prohibiting the proposed development. 2. Provide some information on building design; height, exterior finish, roof pitch and materials. 3. A monument sign is proposed; provide height and area. Is any building signage proposed, any electronic message boards? 4. Provide details of site lighting; location and height of light poles. All lighting is to be low-level and directional, aimed downward and into the site. 5. No dumpster is proposed. If one is added, it must be located and screened to comply with Code. 6. Provide details on height and materials of proposed fencing. Any barbed or security wire? 7. Provide days and hours of operation and access to units. 8. Provide commitment that no businesses will be permitted to operate within the units. 9. Is there a prohibition against storage of flammable materials? 10. Locate keypad at access. It is not indicated on the plan. 11. Is there a live-in, on -site manager? Variance[Waivers: • None requested. Public Works: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Close all old driveway cuts not proposed to be used with the proposed development. 3. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the s 4. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 5. Per Sec. 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions should be included in the design of the storm management improvements. Such provisions may include downstream improvements and/or detention of stormwater runoff and it regulated discharge to the downstream storm drainage system. 6. 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. 7. The proposed 36 ft. driveway should be striped for 2 lanes with double yellow striping. 8. Show the call box location for the gate and how the gate will operate. The call box should be located at least 50 ft. from the street curb. ITEM NO.:8. CON' Z-9116 9. 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. 10. Prior to construction of retaining walls, a engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. Utilities and Fire Department/County Planning: Little Rock Wastewater: Sewer available across Rodney Parham Road. Entergy: Entergy does not object to this proposal. An overhead, 3 phase power line already extends along the front of the property on Rodney Parham. A single phase line exists on the west side of this property. Contact Entergy in advance to discuss future service requirements and facilities locations to the development as it progresses. Centerpoint Energy: No comments received. AT&T: No comments 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. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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. ITEM NO.:8. CON'T Z-9116 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: Full plan review 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; crichcy�wlittlerock.atg or Mark Alderfer at 501.371.4875; malderterr fittlerock.org. County Planning: No comment. Rock Region METRO: a) Location is currently served by Route 8 Rodney Parham Rd. Add a pedestrian connection from the existing sidewalk to the office /retail space of the business which can be accessed during normal business hours. The sidewalk will provide access to jobs from the bus route. Planning Division: No comment. Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 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. 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 In addition to the screening requirements plant materials shall be provided at the rate of one (1) tree and three (3) shrubs or vines for every thirty (30) linear feet of land use buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. The proposed stormwater detention pond will need to be relocated from the south buffer area. 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. ITEM NOA. CON' Z-9116 Building landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building. These 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 development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees asp 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, February 24, 2016. 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 February 24, 2016. The City - provided notice form must be used. Proof of notice is to be provided to staff no later than March 4, 2016.