Planning Commission - Regular Meeting

I'm good. How are you? Hey, you never responded to All right. I want to welcome everybody to the April Planning Commission meeting. Um, we're going to go ahead and start our meeting like always. Do the attendance. Mr. Black, you take care of that. Miller here. Jack here. All right, everybody's had the opportunity to look at the minutes from last month's meeting. I'll entertain a motion for that. Okay, motion there. Second. Motion and second to approve the minutes from our March meeting. All those in favor by saying I. Any opposed? Hearing? None. The motion carried. All right. No old business. So, we're going to go on to item number one. That's a large scale development for an apartment complex lo located at 808 West Street submitted by Barrett Associates on behalf of PK Development LLC. Sarah, you have a staff report on that? Yes, sir. Uh, so this is a large scale development. It they are calling it Roar Apartments, but they may

change the name. Uh, that's what they talked about at tech review. Anyway, the site plan is shown here in two mockups of what that struct those structures would uh potentially look like. The existing conditions is that this property is currently vacant, although there used to be a single family home on West Street side of the property and along the far north portion of the property on North Independence. This is an area that is undergoing development. Even though you can't see it here, it is Kitty Corner from the point uh three-story apartment complex. Uh right there on Parkway. Uh the properties uh along with this property to the east, north, and west are all zoned Prairie Creek zone while the properties to the south are zoned downtown crossing zone. All of those are within what is called our El Paso district. The existing uses in this area are a mix of some commercial, an industrial use to the north, which you can kind of see through the trees in that picture there, and then otherwise it's residential. The zoning in this area is going to transition to more of a mixture of residential and commercial uses. So, uh, a lot of information here for the review comments. Multifamily is a permitted use in the Prairie Creek zone. Many of the following items appear to be in compliance. However, they will need to be confirmed as part of what is called our site plan review that is done and completed at the time of building permit issuance or application. Uh they will need to provide details regarding parking space dimensions and number of spaces. Any parking adjacent to the street shall be screened by a wall or landscaped rot iron fence 3 feet in

height. A first floor height for all residential uses shall be a minimum of 9 ft. There were no architectural drawings um submitted for us to confirm that uh mechanical equipment shall be screened from the public public view. The landscaping does appear sufficient with the street trees uh shown, street frontage buffer and perimeter buffer. The facade variation shall incorporate variations in rhythm using columns, doors, windows, material horizontal expression line to distinguish ground floor from upper stories through the use of a cornice or projection of at least six inches at the transition. vertical articulation required at intervals of no more than 50 feet. Um once shown on the plan, it does appear that there's only three feet between two of the buildings. So they are paying close attention and working with the fire marshall on that. Uh primary materials to cover 70% with secondary materials covering the remaining street facing facades. Roofing materials need to be included with details showing compliance. ADA compliance at ramps at corners and from ADA spaces and sidewalk shown at a minimum of six feet in the public rightway. Again, many of those do appear uh to be in compliance on the site plan. However, we'll confirm that at site plan review. uh fire building and safety did highlight that this is not townhouse construction but that they are built as apartments and 13 R fire sprinklers are required and public works noted that based on the report the scenarios provided are approvable. However, if the site is undetained, easements and permissions from downstream downstream property owners will be

required prior to construction. I know that was a lot of review comments. Um, however, the recommendation is to approve the large-scale development to allow construction of a 36 unit apartment complex with the following conditions. Provide the required details outlined in the site plan review comments to verify compliance at the time of building permit submitt. submit civil site plan showing compliance with regulations regarding drainage and ensure compliance with building and fire codes including the installation of 13 or fire sprinklers as required. uh as a result of the findings that the requirements are intended to ha enhance architectural cohesion while maintaining design flexibility. The applicant has expressed their commitment to adhere to the zoning regulations and the applicant demonstrates compliance with the regulations of section 7 of the land subdivision development code. Are there any questions? Thank you. Thank you, sir. Dave, you got anything to add? David Garza with Barrett and Associates representing its PK development and uh they're still going to do the building uh along Parkway, the second phase of that development. They're looking at also doing this. They have purchased uh most of the property in that area and then that big piece of property in the back. So their plan is once they build this new facility and the one that they already have approval for is they're going to expand then to the west and once they get that build then they're going to build a huge apartment complex to the north in that big area. So I mean it's I'm just glad that they're doing something in Russville that they like it

and they're they've also uh owned a couple of other properties over by Weir Road now. So, I'm hoping they'll be a long-term developer for Russellville. Thank you, Mr. Garza. Commissioners, this developer. Yes, it's the same developer. They're partners. Um, it's the the other partner, their uh office is in Conway. I'll make a motion to approve as presented. All right. We have a motion and a second to approve the large scale development as as presented. All those in favor acknowledge by saying I. I. Any opposed? Hearing none. The motion carried. All right. Item number two, special use permit to allow auto sales business at 4151 East Main Street, submitted by James Summers. Victoria, you got a staff report for us on that? I do. Um, so as stated, this is a special use permit. existing conditions. This uh property is the location of Sunny's Auto Sales. Um previously known as Sunny Speed Shop as well over on East Maine. Um this property was previously utilized as a car lot. However, a business license has never been obtained. Um and therefore the special use permit for the auto sale specifically is required. Uh adjacent retail uses include Arkansas storm shelters, Griffins's home

improvement, um along with some industrial uses to the east. This property and all surrounding properties are zoned C2 highway commercial. Um so in the uh review comments, as I kind of stated, this has previously been utilized for auto sales. However, the special use permit was never obtained. In the past, the business license uh was specifically ever pulled for the speed shop side of things. So, it was al always under the um Sunny's speed shop and truck accessories. This year, the applicant applied for the business license as Sunny's Auto Sales. Um and since a special use permit had not been um ever obtained for that use, it was required to bring the um the property into compliance. The applicant is not proposing any changes to the site. Therefore, uh many standards in the zoning code, including sidewalks, landscaping or commercial building design are not triggered. The site already has seven hard surf surface striped parking spaces, including one ADA space meeting the parking requirements that are outlined in article 2.10. Um there's kind of five things that we need to review for special use permits. Uh the first being that uh are the are uh properties designed to be in visual harmony with buildings either in the same vicinity or along the same commercial corridor. Um these structures are already existing and while they don't meet commercial building design, they are both structures that are similar in style and bulk to all the surrounding structures. The structures have metal facades which typically aren't an acceptable facade material. However, as they are existing and not making any changes to the site, it's acceptable. Um, I did want to point out in the picture in my staff report, I had made a comment that um there was a uh area that was kind of dilapidated on one of their structures and staff did point

that out in technical review. They have already remedied that and that's in that picture above. Um, so that was really our only comment as far as um the structures went and like I said, they've already addressed that. Um the second item we have to uh consider is that uh the buildings express individual design and creativity without distract or detracting from the visual environment to the point at which the values of adjoining properties will be negatively recognized. As stated the existing structures are similar in material and design to all those surroundings and as a result the structures do not detract or negatively impact the surrounding properties. The third thing um is making sure that they are in context uh in the area that they reside in. The structures are appropriate um for the transition area from the East Main Commercial Corridor for the more industrial areas of East Maine. Um and then the fourth item is that they generally do not detract from the aesthetics of the location, area, or community as a whole. Again, while they don't meet commercial building design, they definitely do fit into the context of the area that they're in. The fifth and final thing is that the proposed use meets the spirit and intent of the zoning code. Um, this proposed use absolutely does meet the spirit and intent of the code. This is an appropriate use for this corridor. Um, many uses in this corridor are auto sales or autoreated uses and it serves as again as a good transition from the um east main corridor to the uh more industrial portions of East Main. Uh, as a result of this, staff does recommend approval of this special use permit as a result of the findings that the applicant demonstrates compliance with the regulations of article 2.10 of the Russell zoning code. Uh, the proposed use is in line with adjacent uses in the district. Current traffic routes are constructed in such a way to handle traffic from this business. And then the applicant has submitted a parking analysis that demonstrates acceptable

parking. Um, I will say that does differ slightly from your staff report. Um the parking analysis was originally a condition, but they've already submitted that um to me this week and shown that they have that adequate parking. So slightly different from your report, but are there any questions for staff? Thank you, Victoria. Was there anybody signed up to speak on? Nobody. Okay. approve as presented. Okay, we have a motion. All right, we have a motion and a second to approve as presented on this special use permit. All those in favor acknowledge by saying I. Any opposed? Hearing none, the motion carried. All right, item number three, special use permit to install an auto sales business at 125 West 6th Street, submitted by Raul Nunez. Did I pronounce that right? Sarah, you got a staff report on that? Yes sir. Uh so as stated this is auto sales application at 125 West 6th Street. Uh the existing conditions that this is a residential single family home with extra paving along the east portion of the property uh on the side of sixth and B boulder. It is located in what appears as a residential area with properties to the north and east zoned R3 medium high density residential. This block along South Boulder as well as the properties to the east are zoned C2. Properties northeast are zoned C4. West of this property is the Oldtown National Register Historic District. In this area, you will find primarily residential properties with the properties to the east being commercial

in what is a commercial corridor corridor along South Arkansas. So, review comments. Auto sales would typically be in line with uses in a C2 zone and are permitted by a special use permit. Special uses may more intensely dominate the area in which they are located. Therefore, review by the commission with the allowance of additional conditions may be placed on a special use permit. As Victoria had stated, there are five questions that we need to review when considering a special use permit. They are are designed to be in visual harmony with the buildings either in the same vicinity or along the same corridor. Express individual design and creativity without detracting from the visual environment to the point at which the values of adjoining properties will be negatively impacted. Area appropriate to the context in which they reside generally do not detract from the aesthetics of the location area and community as a whole and the proposed use meets the spirit and intent of the zoning code. I'm not going to answer each one specifically, but I'm going to do it in bulk. They are addressed specifically by item in the staff report. Uh there are no proposed changes to the property and the structure appears to be in harmony with the surrounding neighborhood. However, this proposal is unique in that the zone extends over this one block only into what is an R3 residential district and it is adjacent to the only designated residential national historic district in Russellville. Uh to ensure compatibility, the commission should consider adding conditions to the special use permit that preserves the integrity of the adjacent residential National Historic District while supporting the applicant's proposed

use. The applicant is proposing a limited sales use to purchase vehicles wholesale and selling those vehicles online with only one or two vehicles for sale on site at a time. So, as a result, we do recommend that you all approve the special use permit to allow operation of an auto detail and sales business with the following conditions. Auto sales shall be listed limited to the eastern side of the property facing South Arkansas. That's the side of the property away from the National Register Residential District there. and then no more than two vehicles may be for sale at any given time on the property which is in alignment with what the applicant is proposing anyway. This is as a result of the findings below that the commercial zoning extends into the residential district and the conditions are appropriate to ensure compatibility. The conditions protect the adjacent Oldtown National Register historic district. The applicant demonstrates compliance with the regulations within article 2.10, article 4, 6, and 8 of the Russellville zoning code. And given the minimal use proposed in the proposed conditions, this is a use that could be in line with the adjacent uses in both districts. Are there any questions? Thank you. Thank you, Sarah. Nobody signed up to come in on that one either. Okay. All right.

Okay. Commissioners, what's your pleasure? Uh but auto detail should be someone dropping off a car, having it cleaned up, and then leaving. It shouldn't be staying there um all the time. But it would come down to code enforcement who does drive around the community anyway looking for Yes. Yes, sir. Approve. Okay, we have a motion to approve. Do I hear a second? Second. All right, we have a second. All those in favor of acknowledging or of approving this special use permit request acknowledge by saying I. I. Any opposed hearing? Hearing none, the motion carried. And if that's all we have, we are adjourned.