Bolin Self-Storage Site Plan Review – 19-047 April 17th, 2019 2 PROJECT INFORMATION Owner: Scherrie Bolin Engineer: WR Consulting, Inc. Address of subject property: 414 E Nursery Road, Rogers Parcel IDs: 18-03580-003 Parcel Area: 5.4 /- acres Current Land Use : Commercial Proposed Land Use : Heavy Commercial – Self Service Storage Facility (204-units)
Bolin Self-Storage Site Plan Review 19-047 April 17th, 2019
Benton County Planning Board
Ron Homeyer, Chair Bob Bracy, Vice Chair Ashley Tucker, Member Stephen Torrez, Member Rick Williams, Member Terry Maienschein, Member Sean Collyge, Member
Benton County Planning Department 1204 SW 14th Street, Ste. 6 Bentonville, AR 72712 Phone: (479) 464-6166 Fax: (479) 464-6170
E-mail: taylor.reamer@bentoncountyar.gov
SITE PLAN REVIEW PLANNER'S PUBLIC HEARING REPORT
Bolin Self-Storage Site Plan Review
414 E Nursery Road, Rogers AR 72756
EXECUTIVE SUMMARY
The property owner proposes to develop the 5.4-acre property with a 204-unit self-service storage facility totaling 34,700-sq. ft.
The proposal includes 10 structures, gravel parking area throughout the compound, asphalt access drives, and two recessed access gates.
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Bolin Self-Storage Site Plan Review 19-047 April 17th, 2019
PROJECT INFORMATION Owner: Scherrie Bolin Engineer: WR Consulting, Inc. Address of subject property: 414 E Nursery Road, Rogers Parcel IDs: 18-03580-003 Parcel Area: 5.4 +/- acres Current Land Use(s): Commercial Proposed Land Use(s): Heavy Commercial Self Service Storage Facility (204-units) Attachments: The following drawings and documents are attached:
1. Vicinity Graphic 2. Context Map 3. Site Aerial 4. Civil Set from Applicant PLANNING ANALYSIS Description of Property and Surrounding Area: The subject property consists of a five (5) acre parcel located on the south side of Nursey Road, approximately 0.15-mile east of the S 1st Street / Nursery Road intersection. Primary vehicular access is proposed via an asphalt apron from Nursery Road. The property is not located within the FEMA 100-yr. floodplain and is within the County designated Urbanized MS4 area. The immediately surrounding land uses are as follows: - North: General Commercial - East: General Commercial - South: Industrial Zone I-1: City of Rogers - West: General Commercial Background information: On March 21st, 2019, an inter-departmental review form was sent to the following agencies: Planning Department, Health Dept., Road Dept., Building Dept., Fire Marshal, Assessor's GIS Mapping Manager, AR DoT, City of Rogers Planning, and Benton County E-911 Administration.
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Bolin Self-Storage Site Plan Review 19-047 April 17th, 2019
TECHNICAL REVIEW OF SITE PLAN
Parcel Information: Site inspection and research against State assessment records show the property as having one commercially assessed improvement.
Noticing Requirements: On April 3rd, 2019, the applicant submitted USPS certified mail receipts showing that written notice was sent to surrounding property owners regarding the April 17th Public Hearing.
On or April 17th, 2019, the applicant submitted the required photographs verifying that the required public hearing notice signage along the property's frontage has been conspicuously posted on site.
Standard Building Setbacks: Required: Fifty (50) feet measured from the center line of the fronting road or twenty-five (25) feet from the fronting property lines, whichever is greater is required; A side and rear yard, building to property line setback of ten (10) feet is required.
Comments: The current site plans detail all County required setbacks. The project engineer shall include the height of the proposed retaining wall along the north property line. Retaining walls greater than 4.0-ft. in height are subject to and building permitting requirements including building setbacks.
Parking Requirements:
`Self Service Storage': Required: 1 space per 30-units + 1 space per on site employee and adequate loading areas Required Parking: 7 spaces
Total Parking Required: 7 parking spaces, inclusive of 1-ADA compliant spaces.
The current site plan does not indicate parking spaces provided on site; plans shall be revised to accurately detail standard and ADA compliant parking spaces.
Site Features - Loading area: The site plan shall be revised to detail the required 10-ft. by 25-ft. loading/unloading area on site.
Site Features Lighting: The current site plan shall provide the standard note that `all outdoor lights will be full cut-off lighting in accordance with IESNA requirements.
Parking / Landscape Buffer: Required: Adjoining incompatible uses should be screened with landscaping, walls, berms, or similar treatments. Section 4.6.16.c states that all required vegetative screening must have a minimum height of five (5) feet. All trees should be wire basket, B & B, or container grown. Smaller flowering trees and ornamentals will be centered at four (4') feet maximum. Coniferous trees will be centered at four (4') feet to five (5') feet depending on desired effect. All shrubs are to be planted in continuous planting beds. Planting beds will be mulched to a minimum depth of three (3") inches and will be maintained weed free. Plantings consisting of trees and shrubs will be a minimum of 50% coniferous plantings. All required setbacks are required to be maintained as landscaped open space, per §4.6(16).
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Bolin Self-Storage Site Plan Review 19-047 April 17th, 2019
Comment: Land Use Compatibility analysis, per sec. 6.7, shows that the proposed use is classified as `Heavy Commercial', and is immediately adjacent to General Commercial uses. This places the proposed use as being Compatible with adjacent properties in accordance with Chapter 6, section 6.7 of the Planning and Development Regulations.
The current site plan detail `small trees' plants 50-ft. on-center along the northern and western property lines. The developer proposes the installation of perimeter security fencing surrounding the facility.
Access Driveways/Internal Circulation: Required: The design and construction shall be in accordance with the standards as presented in the Benton County Road Plan.
Comment: The site fronts along a County designated roadway. The applicant proposes to utilize an access drive from the public right-of-way south to the recessed access gate to the facility.
The site plans shall be revised to detail the following: 1. Schematic showing continuous traffic flow throughout the facility 2. Width measurements for the existing access drive from the public right of way a. Access drive width and weight capacity shall meet Fire Marshal requirements 3. Truck/Fire Apparatus turning templates for the access drive from Nursery Road, access drives into facility, and hammerhead turnaround
Site Services - Drainage/ Storm water Management Plan: Required: Applicant is required to indicate on plan storm drainage infrastructure and to provide an off-site drainage study. If study indicates an increase in peak flow discharge downstream, the developer shall construct a detention facility or an alternative LID methodology that shall control the peak runoff rate. The County also recommends minimizing impervious surface to limit the need for such facilities.
Comment: The subject property is located in an MS4 area, and the developer shall obtain necessary State permits for construction site stormwater management and a County Stormwater Permit (SWP) prior to project initiation. The project engineer shall prepare a complete Stormwater Pollution Prevention Plan (SWPPP) in accordance with ADEQ's Notice of Automatic Coverage Permit for sites less than 5.0-acres and the County's Best Management Practices (BMPs) Manual. The submitted drainage analysis details the use of a detention pond on the site's southern property line to manage the increase peak flow from the development. The drainage report shall be revised to include an off-site drainage analysis extending a minimum of 1,000-ft. off-site in accordance with Chapter 4.
Site Services - Solid Waste Disposal: The applicant shall confirm the necessity of outdoor refuse containers and the location of such containers. The use of outdoor refuse containers requires written confirmation from the service provider and proper screening from adjacent properties and public right of way; additionally, the use of an outdoor refuse container requires the installation and maintenance of containment mechanisms to prevent stormwater contamination.
Site Services - Electrical Power Supply: The applicant shall provide written confirmation from the electric provider.
Site Services Septic System: Required: Regardless of development size, a state-approved septic disposal method is required of all commercial and industrial developments. All disposal system criteria must meet or exceed septic requirements as established by the Arkansas Department of Health (ADH) in accordance with Act 402 of 1977 as amended.
Comment: The project application does not entail the use or installation of an individual septic system.
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Bolin Self-Storage Site Plan Review 19-047 April 17th, 2019
Site Services - Water Service: The applicant shall provide written confirmation from the utility provider. Capacity flow testing shall be submitted prior to building permit, as applicable by Fire Marshal.
Site Services - Fire & EMS: The Benton County Emergency 911 Administration has not provided comment on the project proposal.
Staff has not yet received formal comment from the Benton County Fire Marshal. The project shall be subject to Fire Code requirements provided by the Fire Marshal during the building permit review.
Site Services Hazardous Chemical Storage In accordance with §4.6. B #5, all proposed commercial and industrial developments must submit written confirmation of hazardous materials to be used and stored on-site. Documentation is to be forwarded to the County Office of Emergency Services.
The applicant shall submit documentation stating the location and type of storage of hazardous waste on site.
OUTSTANDING ITEMS:
1. Retaining walls greater than 4.0-ft. in height are subject to and building permitting requirements including building setbacks.
2. Plans shall be revised to accurately detail standard and ADA compliant parking spaces; inclusive of an accurate Parking Table.
3. The site plan shall be revised to detail the required 10-ft. by 25-ft. loading/unloading area on site. 4. The current site plan shall provide the standard note that `all outdoor lights will be full cut-off lighting in
accordance with IESNA requirements.' 5. The site plans shall be revised to detail the following:
a. Schematic showing continuous traffic flow throughout the facility b. Width measurements for the existing access drive from the public right of way
i. Access drive width and weight capacity shall meet Fire Marshal requirements c. Truck/Fire Apparatus turn templates for the access drive from Nursery Road, access drives into facility,
and hammerhead turnaround 6. The developer shall obtain necessary State permits for construction site stormwater management and a County
Stormwater Permit (SWP) prior to project initiation. The project engineer shall prepare a complete Stormwater Pollution Prevention Plan (SWPPP) in accordance with ADEQ's Notice of Automatic Coverage Permit for sites less than 5.0-acres and the County's Best Management Practices (BMPs) Manual. 7. Drainage report shall be revised to include a 1,000-ft. off-site drainage analysis in accordance with Chapter 4. 8. The applicant shall confirm the necessity of outdoor refuse containers and the location of such containers. The use of outdoor refuse containers requires written confirmation from the service provider and proper screening from adjacent properties and public right of way; additionally, the use of an outdoor refuse container requires the installation and maintenance of containment mechanisms to prevent stormwater contamination. 9. The project shall be subject to Fire Code requirements provided by the Fire Marshal during the building permit review. 10. The applicant shall provide written confirmation from the electric provider. 11. The applicant shall provide written confirmation from the utility provider. Capacity flow testing shall be submitted prior to building permit, as applicable by Fire Marshal. 12. The applicant shall submit documentation stating the location and type of storage of hazardous waste on site.
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Bolin Self-Storage Site Plan Review 19-047 April 17th, 2019
CONSIDERATIONS FOR THE BOARD:
I. Bolin Self Service Storage Facility Site Plan Review, case no. 19-055 conditioned upon the following;
1. Retaining walls greater than 4.0-ft. in height are subject to and building permitting requirements including building setbacks.
2. Plans shall be revised to accurately detail standard and ADA compliant parking spaces; inclusive of an accurate Parking Table.
3. The site plan shall be revised to detail the required 10-ft. by 25-ft. loading/unloading area on site. 4. The current site plan shall provide the standard note that `all outdoor lights will be full cut-off lighting in
accordance with IESNA requirements.' 5. The site plans shall be revised to detail the following:
a. Schematic showing continuous traffic flow throughout the facility b. Width measurements for the existing access drive from the public right of way
i. Access drive width and weight capacity shall meet Fire Marshal requirements c. Truck/Fire Apparatus turn templates for the access drive from Nursery Road, access drives into
facility, and hammerhead turnaround 6. The developer shall obtain necessary State permits for construction site stormwater management and a
County Stormwater Permit (SWP) prior to project initiation. The project engineer shall prepare a complete Stormwater Pollution Prevention Plan (SWPPP) in accordance with ADEQ's Notice of Automatic Coverage Permit for sites less than 5.0-acres and the County's Best Management Practices (BMPs) Manual. 7. Drainage report shall be revised to include a 1,000-ft. off-site drainage analysis in accordance with Chapter 4. 8. The applicant shall confirm the necessity of outdoor refuse containers and the location of such containers. The use of outdoor refuse containers requires written confirmation from the service provider and proper screening from adjacent properties and public right of way; additionally, the use of an outdoor refuse container requires the installation and maintenance of containment mechanisms to prevent stormwater contamination. 9. The project shall be subject to Fire Code requirements provided by the Fire Marshal during the building permit review. 10. The applicant shall provide written confirmation from the electric provider. 11. The applicant shall provide written confirmation from the utility provider. Capacity flow testing shall be submitted prior to building permit, as applicable by Fire Marshal. 12. The applicant shall submit documentation stating the location and type of storage of hazardous waste on site. 13. The project adheres to the Standard Conditions of Site Plan Review
Prepared by: Taylor Reamer Planning Director Reviewed by: Tracy Backs County Planner
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S E ST S F ST
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Bolin Storage Site Plan Review 18-03580-003
S B ST S C ST
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S OLD WIRE RD
W DYKE RD
W DYKE RD
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W NURSERY RD
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S 5TH PL
Bolin Storage Site Plan Review 18-03580-003
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Proposed Self-Service Storage Facility
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1 in = 80 ft
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