AGENDA ITEM: 6 CASE NUMBER: L.U.C.B. MEETING: August 9 ...

Staff Writer: Staci Tillman E-mail: [email protected]

AGENDA ITEM: 6 CASE NUMBER: PD 14-303 (Corres) L.U.C.B. MEETING: August 9, 2018 DEVELOPMENT NAME: Appling Farms Business Park Planned Development, 2nd Amendment (Part of

Area B) LOCATION: South side of Appling Farms Parkway, between Whitten Road on the west and

Appling Road on the east OWNER/APPLICANT: Belz Investment Company, L.P. / CARVANA, LLC (Christian Orr) REPRESENTATIVE: Farris Bobango Branan PLC (Homer Branan) REQUEST: Allow an increase in building height and attached building signs and logos to

exceed the maximum number of signs permitted per establishment within Part of Area ‘B’

AREA: +/-6.06 acres EXISTING LAND USE & An existing billboard and vacant land regulated by the Appling Farms Business ZONING: Park Planned Development 2nd Amendment (P.D. 14-303), Part of Area B

CONCLUSIONS

1. The applicant is seeking to increase the maximum building height limitation for the proposed Carvana Fulfillment Center located in a portion of Area ‘B’ from 44 feet to 75 feet. The applicant is also seeking to increase the allowed attached signage per establishment to a total of nine (9) signs.

2. The Carvana automobile dealership is a unique brand that delivers a less intensive use than typically expected of traditional car dealerships.

3. The existing billboard on the subject lot is legal non-conforming based on Board of Adjustment approval in June 2014. However, the applicant has indicated it shall be removed subject to approval of the proposed development.

4. Given the pending removal of the existing advertising sign on site and the relative small development impact to the proposed site, the request to increase the number of attached branding signs on the building and to allow an increase in height are supported.

RECOMMENDATION: Approval with Conditions

mailto:[email protected]

Staff Report August 9, 2018 PD 14-303 (Corres)

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GENERAL LOCATION

Subject property is generally located on the south side of Appling Farms Parkway between Whitten Road on the west and Appling Road on the east.

Subject Site


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VICINITY & OWNERSHIP MAP

Subject property highlighted in yellow Public Comment/Public Notice: In accordance with Sub-Section 9.3.4A of the Unified Development Code,

47 public notices were mailed to property owners within 500 ft. of the subject property on July 13, 2018. Signs were posted on site on July 16, 2018 with notice of the upcoming public hearing. The picture and affidavit are shown below on the next page. As of the published date of this report, staff has not received any questions or comments concerning this request.


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LAND USE MAP

Subject Site


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ZONING MAP

Subject Property


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SITE PLAN

SITE


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PROPOSED BUILDING ELEVATIONS

TYPICAL SIGN KEY A2 55.00 Square Feet – ATTACHED SIGN A1 23.77 Square Feet – LOGO PLACARD B 9.00 Square Feet – LOGO PLACARD

75 ft

. A2

A1

NORTH SOUTH

WEST EAST

B


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COLOR RENDERING OF BUILDING ELEVATIONS


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COLOR RENDERING OF BUILDING ELEVATIONS


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CARVANA PROPOSED SIGN PLAN

PROPOSED CARVANA ATTACHED SIGNS


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LANDSCAPE PLAN


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TYPICAL SITE ENTRY


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SURROUNDING AREA PHOTOS


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SITE LIGHTING STAFF ANALYSIS Request The application and letter of intent have been added to this document. The request is a Major Modification of an existing planned development to allow an increase in building height and the number of signs permitted per establishment for a proposed Carvana Vending Machine Fulfillment Center located within Area ‘B’. The applicant is seeking permission to install several more wall signs and logos than the Unified Development Code allows. Site Description and Proposal The subject property consists of a vacant lot with an existing permanent off-premise advertising sign (billboard). The Board of Adjustment granted a variance on June 25, 2014, to allow the nonconforming advertising sign to remain on the lot which is less than the required 20,000 square feet in area. However, the proposed site plan indicates the pending removal of the existing legal nonconforming billboard. The applicant has provided OPD with a copy of the billboard lease which identifies the lease termination clause. The project site will cover +/-2.512 acres of a total ± 6-acre lot. The applicant has not indicated any plans to construct anything on the remaining portion of the approximately 6-acre site. The development proposal includes an approximately 5,800 sq. ft auto sales facility and a 71-ft. tall vehicle inventory building or “Vending Machine Fulfillment Center” with two proposed areas of ingress and egress along Appling Farms Parkway. The “vending machine” is proposed in Area ‘B’ within the existing Appling Farms Business Park Planned Development to be located towards the Interstate 40 frontage. The applicant requests for a maximum building height of 75 feet and a total of 4 attached signs and 5 logo signs. The underlying zoning within this portion the planned development is Employment (EMP) or light industrial. The facility will be built west of the Main Event Facility and east of the Great American Home Store. The project site will be landscaped internally and around the site’s perimeter. The Carvana auto inventory building will include both an interior and exterior lighting system using the proprietary branded equipment by Iluminarc (See Exhibit B). According to the building elevations provided by the applicant, the proposed building will include space to inventory vehicles as well as an attached occupied space. Both building spaces are proposed by the applicant to include building materials consisting of Clear Glass, EIFS, and Aluminum Composite Panels (ACM). White opaque spandrel glass, often used to conceal building construction materials, is also identified on the building elevations. The doors are proposed to include Hollow Metal (HM). The auto inventory building will also be wrapped in a metal curtain wall system with one (1) inch insulated glass. Clear glass is the predominate building material for the Carvana Vending Machine Fulfillment Center followed by EIFS. The vending machine component of the building will include two (2) rows of blue light-emitting diode (LED) panels. The occupied space will include blue metal accent panels on each elevation. The site is located within the Fletcher Creek Sewer Basin WN-10. According to City Engineering, an 8’’ sewer exists in Appling Farms. A sewer capacity letter from City Engineering is attached per Exhibit A.


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Review of Proposal and Conclusion The applicant is seeking to increase the maximum building height limitation for the proposed Carvana center located in a portion of Area ‘B’ from 44 feet to 75 feet. In addition, the applicant is seeking permission to allow four (4) attached signs and five (5) logo signs for a total of nine signs per establishment. If approved, the Carvana building would be taller than any other building previously developed within the planned development. The maximum building height in Area ‘A’ is 44 feet but is 65 feet in Area ‘C’. Review of Carvana’ s site development in other cities such as Nashville, TN and Orlando, FL reveals the Carvana automobile dealership is a unique brand that delivers a less intensive use than typically expected of traditional car dealerships. Because customers are pre-sold and less vehicles are displayed, the Carvana site will occupy ±10% of the acreage typically required for car dealers. Minimal parking spaces or impervious surface area will be required. In addition, no service bays or fuel pumps will be required on-site. Carvana has proposed a predominantly glass facility including a tower reaching 75 feet in height and wrapped with two rows of blue LED panels. The subject property will house its car inventory inside the tower and will be internally lit on a twenty-four-hour basis with LED lighting. Exterior site lighting will include eleven (11) LED lights mounted 19 feet in height. Based on staff’s non-scientific research using the internet, auto dealerships typically rely on quality light to improve the look of car showrooms, reduce glare, and ensure car inventory is adequately lit for safety and security reasons. The applicant provided the all-LED lighting schedule (See Exhibit B) to OPD staff. Based on the specifications provided, the base illuminance within the tower for one of the proposed twenty (20) LED light fixtures, the “Ilumipod 18G2 IP Optic 30 RGB”, is 285 lux @5 m. One lux per square meter is the equivalent of .2919-foot lambert. To put this into context, between three-hundred twenty (320) and five-hundred (500) lux is the equivalent of the amount of visible light thrown off from typical office lighting equipment. The chart below provides this example and others of the illuminance provided under various conditions:

Source: Wikipedia, last edited on March 17, 2018


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Staff believes the proposed illuminance resulting from the company’s unique branding system and the 75-foot, 24-hr LED-lit auto showroom does not appear hazardous relative to other surrounding commercial properties. The proposed building will be positioned close to Interstate 40 and set a distance from the abutting residential subdivision to the north. Given the pending removal of the existing advertising sign on site and the relative small development impact to the proposed site, the request to increase the number of attached branding signs on the building and to allow an increase in height are supported. Based on the planned development approval criteria (see below), the proposed development and request for modification will not unduly injure or damage the use, value and enjoyment of surrounding property nor unduly hinder or prevent the development of surrounding property in accordance with the current development policies and plans of the City. 9.6.9 Approval Criteria Staff agrees the approval criteria regarding planned developments as specified in the Unified Development Code Section 9.6.9 are met:

A. The project will not have a substantial or undue adverse effect upon adjacent property, the character of the neighborhood, traffic conditions, parking, utility facilities and other matters affecting the public health, safety, and general welfare.

B. The project will be constructed, arranged and operated so as to be compatible with the immediate vicinity and not interfere with the development and use of adjacent property in accordance with the applicable district regulations.

C. The project will be served adequately by essential public facilities and services such as streets, parking, drainage, refuse disposal, fire protection and emergency services, water and sewers; or that the applicant will provide adequately for such services.

D. The project will not result in the destruction, loss or damage of any feature determined by the governing bodies to be of significant natural, scenic or historic importance.

E. The project complies with all additional standards imposed on it by any particular provisions authorizing such use.

F. The request will not adversely affect any plans to be considered (see Chapter 1.9), or violate the character of existing standards for development of the adjacent properties.

RECOMMENDATION: APPROVAL SUBJECT TO THE FOLLOWING SITE PLAN CONDITIONS:

1. The maximum building height for the Carvana Vending Machine Fulfillment Center located in Part of Area ‘B’ is 75 feet.

2. A total of nine attached signs including logo placards used for business identification shall be permitted for the Carvana Vending Machine Fulfillment Center located in Part of Area ‘B’.

3. No sign legible from any public right-of-way shall be permitted for the Carvana Vending Machine Fulfillment Center that exceeds a luminance of three hundred fifty (350) foot-lamberts measured at the sign face.

4. A maximum gross surface area of 57.33 square feet for each attached letter sign and 19 square feet for each attached logo placard shall be permitted for the Carvana Vending Machine Fulfillment Center.

5. On-site storage tank for sewer discharge will be required and shall be illustrated on the final plat. 6. The building exterior for occupied spaces-only of the Carvana Vending Machine Fulfillment Center shall

incorporate some brick finishing with no more than 25% EIFS. Building elevations shall be illustrated on the final plat.


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7. Internal building lights for the Carvana Vending Machine Fulfillment Center are automatically dimmed between 9 pm and 5 am.

8. Carvana sign elevations shall be included on the final plat. GENERAL INFORMATION Street Frontage: Appling Farms Parkway: 271.56+/-linear feet Zoning Atlas Page: 1950 Parcel ID: 092011 00020 Existing Zoning: Appling Farms Business Park Planned Development, 2nd Amendment (Area B) DEPARTMENTAL COMMENTS The following comments were provided by agencies to which this application was referred: City Engineer: CITY ENGINEERING COMMENTS DATE: July 23, 2018 CASE: PD 14-303 NAME: Appling Farms Business Park PD (Carvana) 1. City Engineering has no comment on building height or signs. 2. Standard Subdivision Contract as required in Section 5.5.5 of the Unified Development Code. Sewers: 3. City sanitary sewers are available at developer's expense. Roads: 4. The Developer shall be responsible for the repair and/or replacement of all existing curb and gutter along

the frontage of this site as necessary. 5. All existing sidewalks and curb openings along the frontage of this site shall be inspected for ADA

compliance. The developer shall be responsible for any reconstruction or repair necessary to meet City standards.

6. This development does not appear to be affected by a project that has been identified by TDOT or the MPO on the LTRP to receive future improvements. However, the applicant is advised to inquire with the MPO, MATA, TDOT and any adjacent railroad authority regarding any future projects that may impact this site.

Traffic Control Provisions: 7. The developer shall provide a traffic control plan to the city engineer that shows the phasing for each street

frontage during demolition and construction of curb gutter and sidewalk. Upon completion of sidewalk and curb and gutter improvements, a minimum 5-foot-wide pedestrian pathway shall be provided throughout the remainder of the project. In the event that the existing right of way width does not allow for a 5-foot clear pedestrian path, an exception may be considered.

8. Any closure of the right of way shall be time limited to the active demolition and construction of sidewalks


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and curb and gutter. Continuous unwarranted closure of the right of way shall not be allowed for the duration of the project. The developer shall provide on the traffic control plan, the time needed per phase to complete that portion of the work. Time limits will begin on the day of closure and will be monitored by the Engineering construction inspectors on the job.

9. The developer’s engineer shall submit a Trip Generation Report that documents the proposed land use, scope and anticipated traffic demand associated with the proposed development. A detailed Traffic Impact Study will be required when the accepted Trip Generation Report indicates that the number fo projected trips meets or exceeds the criteria listed in Section 210-Traffic Impact Policy for land Development of the City of Memphis Division of Engineering Design and Policy Review Manual.

Curb Cuts/Access: 10. The City Engineer shall approve the design, number and location of curb cuts. Drainage: 11. A grading and drainage plan for the site shall be submitted to the City Engineer for review and approval

prior to recording of the final plat. 12. Drainage improvements, including possible on-site detention, shall be provided under a Standard

Subdivision contract in accordance with Unified Development Code and the City of Memphis Drainage Design Manual.

13. Drainage data for assessment of on-site detention requirements shall be submitted to the City Engineer. 14. The following note shall be placed on the final plat of any development requiring on-site storm water

detention facilities: The areas denoted by "Reserved for Storm Water Detention" shall not be used as a building site or filled without first obtaining written permission from the City and/or County Engineer. The storm water detention systems located in these areas, except for those parts located in a public drainage easement, shall be owned and maintained by the property owner and/or property owners' association. Such maintenance shall be performed so as to ensure that the system operates in accordance with the approved plan on file in the City and/or County Engineer's Office. Such maintenance shall include, but not be limited to removal of sedimentation, fallen objects, debris and trash, mowing, outlet cleaning, and repair of drainage structures.

General Notes: 15. The width of all existing off-street sewer easements shall be widened to meet current city standards. 16. All commons, open areas, lakes, drainage detention facilities, private streets, private sewers and private

drainage systems shall be owned and maintained by a Property Owner's Association. A statement to this effect shall appear on the final plat.

17. Required landscaping shall not be placed on sewer or drainage easements. Interim City Sewer Design Engineer: The sufficient sewer capacity isn’t available to serve this

development and that on-site storage tank with off-peak discharge will be required

City Fire Division: No comments received. City Real Estate: No comments received. City/County Health Department: The Water Quality Branch & Septic Tank Program have no

comments for this correspondence item. Shelby County Schools: No comments received. Construction Code Enforcement: No comments received. Memphis Light, Gas and Water: No comments received. Land and Mapping-Address Assignment: No comments received. Neighborhood Associations: No comments received.


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APPLICATION


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LETTER OF INTENT


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EXHIBIT A


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EXHIBIT B-CARVANA PHOTOMETRICS


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PUBLIC COMMENTS All comments received regarding this application are attached to the end of this report.

AGENDA ITEM: 6 CASE NUMBER: L.U.C.B. MEETING: August 9 ...

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