Planning Commission

August 25, 2014 The Russellville Planning Commission will hold its Regular Meeting on Monday, August 25, 2014 at 5:30 p.m., in the City Hall Council Chambers. PLANNING COMMISSION AGENDA Welcome Visitors 1. A request to review and approve the minutes of the May 19, 2014 Regular Meeting. 2. A request to review and approve the Large-scale Development for truck parking, trailer parking, and fuel station for company owned equipment only, submitted by Neil Corder on behalf of Wayne Smith Trucking. (DV.14.08.134) 3. (Request by Petitioner to Pull) A request to review and approval the Final Plat of Overland Park Subdivision located along West 12th Street between Camelot, Brookside, and Brookview Estate, submitted by Dave Garza of Barrett & Associates. (SD.14.08.281) 4. A Public Hearing requesting approval of a Non-standard Commercial Building, and recommendation of approval to the City Council for a Special Use Permit to allow an auto repair and body shop for property at 4235 North Arkansas Avenue, submitted by Robert Sims. (SP.14.08.123) 5. A Public Hearing requesting approval of a Non-standard Commercial Building to allow use of exterior photographic panels for property at the corner of Sidney and Parkway, submitted by Marc Campbell. (SP.14.08.124) 6. A Public Hearing to consider revisions to the Russellville Zoning Code in regard to Permitted Uses in the C-1 and C-1B districts. (MS.14.08.78) 1  Russellville Planning Commission Minutes August 25, 2014, @ 5:30 p.m. The Russellville Planning Commission held its regular meeting on Monday, August 25, 2014, at 5:30 p.m. in the Russellville City Hall Council Chambers. Members Present Chairman Dennis Boyd Jimmy Sims Vice-Chair Eric Westcott Jimmy Davenport Secretary Aldona Standridge Herschell Hargus Mike Wilkins Doug Skelton Council Liaison Richard Harris Todd Meimerstorf Also present: Mayor Bill Eaton, Alderman Randy Horton, City Planner David Harris, City Attorney Trey Smith, Planning Assistant Lequitta Jones, Jim Lynch/City Corporation, Marc Campbell, Robert Sims, and Neil Corder. Welcome The First Order of Business was a request to review and approve the minutes of the May 19, 2014, Regular Meeting. Commissioner Wilkins made the motion to accept the minutes as written. The motion was seconded by Commissioner Westcott and passed unanimously. The Second Order of Business was a request for review and approval of a Large Scale Development for OTR truck and trailer parking, and a 10,000 gallon fuel storage tank for company-owned equipment only, for property on East 17th Street zoned M-1 Light Industrial. Submitted by Neil Corder on behalf of Wayne Smith Trucking. (DV.14.08.134) City Planner Harris reminded the commissioners that a few months earlier the subject property was the site of a proposed duplex development. That proposal was not approved, and the property was rezoned from C-2 to M-1. Wayne Smith Trucking now proposes to use it as a drop lot and refueling station for their trucks and trailers. All the approved uses other than the 10,000 gallon fuel storage tank could have been approved administratively in M-1, but the fuel tank requires Large Scale Development review and approval by the commission. At the present time, there is no building purposed, just the drop lot and the fuel tank. Planner Harris said he had notified Mr. Corder that he would have to extend the concrete driveway a bit further into the site. The City has tended to allow gravel surfaces for drop lots, both because the heavy axle-loadings of the trucks and trailers tend to destroy pavement, and because gravel lots allow at least some rainfall to reach the soil. A chain-link fence will be erected along the property lines and Mr. Corder has agreed to remove any gravel outside the fence and restore grass between the fence and curb. Mr. Wilkins asked if the fuel facility had to comply with state requirements. Planner Harris said yes. The tank to be used is new, and of double-wall construction. All permitting and inspections related to environmental concerns would fall within the purview of Arkansas Department of Environmental Quality (ADEQ). Mr. Wilkins asked if proximity to the airport created any problems. City Planner Harris said Mr. Bobby Day, the Airport Director, knows about the proposal and has shared no concerns about it. The airport also handles fuel. Mr. Hargus said he had talked to Mr. Day and he had voiced no opposition. Commissioner Westcott made the motion to approve the request as submitted. The motion was seconded by Commissioners Wilkins/Hargus and passed unanimously. (Pulled by the Petitioner). The Third Order of Business was a request to review and approve the Final Plat of Overland Park Subdivision located along West 12th Street between Camelot, Brookside, and Brookview Estate, submitted by Dave Garza of Barrett & Associates. (SD.14.08.281) Planner Harris said that because this plat had been given preliminary approval by the City Council in a form different from what the Planning Commission had approved, there was some question in his mind as to the appropriate path for the plat to follow for final approval. Mr. Dave Garza, the representative for the development, had submitted the plat to the commission in an effort to be prepared for whatever was determined to be the appropriate routing of the plat. If you recall this commission approved a Preliminary Plat with a certain street layout, but that the plat as approved by the City Council was significantly different. Mr. Harris voiced his opinion that because the plat presented for final approval was, as a result of Council action, significantly different from the plat granted preliminary approval by the commission, it might be more appropriate for the plat to go directly to the City Council for review. Mr. Harris said when he offered that opinion to Mr. Garza, he agreed to pull the plat from commission consideration. The Fourth Order of Business was a Public Hearing requesting approval of a Non-standard Commercial Building, and recommendation of approval to the City Council for a Special Use Permit to allow an auto repair and body shop for property zoned C-2 Highway Commercial, at 4235 North Arkansas Avenue. Submitted by Robert Sims. (SP.14.08.123) City Planner Harris said the subject property is zoned C-2. The applicant is proposing an auto repair and body shop, which requires a Special Use Permit. Mr. Sims has agreed to pave the parking lot and finish paving the driveway. Whether this use is appropriate at this location is what is under consideration. The second part of Mr. Sims' request is for relief from Commercial Building Design (CBD) standards. Mr. Sims has submitted several illustrations to show you what he proposes, and I have included a couple of photographs as attachments to my staff report showing that the subject property is in an area where some of the surrounding uses are of low visual quality. The Planning Commission has in the past granted relief in cases where surrounding existing businesses did not meet the Commercial Building Design. What Mr. Sims has proposed is very close to complying with the CBD standards, as he intends to erect a stone facing on the lower 39 inches of the facade, and vinyl the rest of the way to the eaves. There are a couple of buildings around town where commissioners allowed a similar finish because the surrounding building were of low visual quality, and commissioners felt it was excessive to make the applicants do a 'perfect' building when they were surrounded by buildings that were far 2 below the CBD standards. The consensus was that the City should strive to make sure that every new building was an improvement, but that in areas where there were lots of existing metal buildings, some relief might be in order. Mr. Sims’ drawing just shows the brick and vinyl facing materials on just the front of the building, however, he would have to extend them eight feet down the two side facades of the building. Another consideration is that the building has four large overhead doors. The building's front facade is about 50% doorways. Planner Harris said he wasn’t sure taking the stone facing up and over the top of the doorways would improve the looks of the building, and would greatly increase Mr. Sims' costs. Planner Harris said in his opinion the facade finish Mr. Sims has proposed will look better. Chairman Boyd asked Mr. Sims if he had any comments or clarifying remarks. Mr. Sims stated he had no additional comments. Commissioner Skelton said his only concern was the need to protect the major thoroughfares through the City of Russellville, such as Main Street, Parkway, and Arkansas Avenue. Are we going to continue to allow these types of businesses to be put in place? Commissioner Wilkins stated this building was not properly submitted to this commission, as construction was begun without permits, and now we are being asked to approve its use. Mr. Wilkins stated he had a problem with the process. He said the commission recently made a petitioner take down a building under similar circumstances, and he had a problem with approving this one. He felt it would be hypocritical to approve this with the same circumstances. Secretary Standridge pointed out that said the building Commissioner Wilkins was referring to was a temporary structure for sale and to store materials. Commissioner Meimerstorf asked where on the lot this building is located. Mr. Sims said in the middle maybe a little more toward the back of the lot. Planner Harris explained that the commission is primarily charged with administration of the Land Subdivision & Development Code (LSDC) and Zoning Code; not the Building Code. Even if this body and City Council approve this proposal, the Building Code still has to be complied with. Commissioner Meimerstorf said this may not have been put in the right order by Mr. Sims, but his proposed building is similar to the nearby Lee’s Trash Service building with the exception of not showing a fence across the back. The Lee's Trash Service building enhances the area near the VFW and Country Club. Mr. Sims has submitted a site plan showing that he will improve the building's front facade with the stone and vinyl materials, and will pave the parking lot and driveway. If there will be a holding lot for cars that will not fit into the building, that lot should be fenced like the lot at Lee's Trash Service. Mr. Meimerstorf said ADEQ will make sure nothing is leaked into Lake Dardanelle. Planner Harris said because he is going to have cars under repair and will be doing body work. It has been fairly common in the past to require that any cars that remain outside, and that appear to be inoperable or wrecked, be in a screened area. 3 Chairman Boyd said the Planning Commission has the authority to issue the Special Use Permit for this use as an auto body repair facility. We also have the authority to grant relief on the CBD standards. Compliance in regard to codes or other matters not covered by the Zoning Code or LSDC will be handled by other bodies, not this body. Mr. Boyd said commercial design standards included in Section 3.20.1 of the Zoning Code are intended to create a framework for insuring that the design of commercial buildings will either meet minimum design standards adopted by the community, or be subject to public review by the Planning Commission. We have the authority to grant Mr. Sims the Special Use Permit and relief from the code requirement on the façade. Item #1 says his building design should be in visual harmony with buildings in the same vicinity or along the same commercial corridor. We must decide if what he has proposed meets that, and the other three, requirements. 1) Commissioner Wilkins moved to approve the Special Use Permit to allow an auto repair and body shop at this location, subject to completion of the paving of the drives and parking lot. The motion was seconded by Commissioner Meimerstorf and passed unanimously. 2) Commissioner Wilkins moved to approve Mr. Sims' proposal to utilize stone facing on the lower 39 inches of his front facade, and to utilize vinyl material from the top of the stone to the eaves, and to continue this facade treatment for eight feet around either end of the building. Mr. Sims also shall provide an opaque fence if he plans on having outside storage of cars that obviously are not whole and operable. Commissioner Meimerstorf seconded the motion and it passed unanimously. The Fifth Order of Business was a Public Hearing requesting approval of a Non-standard Commercial Building to allow use of exterior photographic panels for property at the corner of Sidney and Parkway, in a C-2 zone. Submitted by Marc Campbell. (SP.14.08.124) City Planner Harris said Zoning Code 3.20.5(3) states, “There shall be no illustrative designs on any visible façade material that cover more than ten percent of the area of the façade.” Steak 'n Shake is proposing a building for the subject property that will utilize the company's newest standard design, which includes the use of large black-and-white photographs depicting vintage scenes of employees and customers at Steak 'n Shake restaurants. The building will be on the corner of Sidney and Parkway. The north side will face Parkway, and the west side will face Sidney. The east and south side will be interior sides, though the rear facade will be obliquely visible to northbound traffic on Sidney Avenue. The two side illustrations comprise about 10% of their respective facades, while coverage of the rear façade is about 30%. This facade does not face a right-of-way, but is visible to northbound traffic on Sidney. That is why I felt it was necessary for the commissioners to make the determination. Overall coverage is about 12% of all four facades, which is slightly over the 10% that the code stipulates. Commissioner Wilkins made the motion to approve the request. The motion was seconded by Commissioner Skelton and passed unanimously. The Sixth Order of Business was a Public Hearing to consider revisions to the Russellville Zoning Code in regard to Permitted Uses in the C-1 and C-1B districts. (MS.14.08.78) 4 City Planner Harris said a couple years ago Main Street Russellville initiated a successful drive to develop a downtown plan. One of the recommendations of the resulting plan was a review of the Permitted and Special Permit uses in the C-1 and C-1B zoning districts. The consultants believed the list was too extensive, and that there were some Permitted uses in C-1/C-1B that probably should either be Special Permit uses, or Prohibited Uses. An example given by the consultant of a use that was permitted, but should be prohibited, was an auto car wash. City Planner Harris asked each commissioner to go down the list provided in their packet to see if there are uses that you agree with the consultant that should not be allowed in C-1/C-1B. Mr. Harris said he felt there were only a few uses that he felt should be prohibited, but that several Permitted uses might be more appropriate as Special Permit uses. We might consider prohibiting 'removal of gravel, topsoil, or similar natural material' in C-1/C-1B districts. Chairman Boyd suggested two ways the commissioners might approach this item. We can go through the listed uses item-by-item tonight, or we can form a committee to study this item and bring a recommendation to the full commission. Planner Harris recommended the committee approach. A committee was selected that included Commissioners Hargus, Westcott and Meimerstorf. The committee will meet with the City Planning Staff and prepare a recommendation to submit to the full commission prior to the next meeting. Commissioner Westcott made a motion to table this item until the next meeting. The motion was seconded by Commissioner Davenport and passed unanimously. Meeting Adjourned. ___________________________________________________ Chairman Dennis Boyd 5