Z-3727-E Staff AnalysisAugust 8, 2013
ITEM NO.: 7 _ FILE NO.: Z -3727-E
NAME: Firestone — Conditional Use Permit
LOCATION: 7426 Cantrell Road
OWNER/APPLICANT: Robert L. Davis Investment Company/CASCO
Diversified Corp.
PROPOSAL:. A conditional use permit is requested to allow for the
construction of a new Firestone Auto Care Center on
this C-3 zoned lot.
SITE LOCATION:
The site is located on the north side of Cantrell Road, between Kingsrow
and Keightly. The property was formerly occupied by an Arby's
restaurant.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in an area of mixed commercial uses and zoning.
A variety of retail, restaurant and service uses are located along this
portion of Cantrell Road. The R-5 zoned property directly adjacent to the
north contains a parking lot that serves the apartments located to the
northwest. The site previously contained a fast food restaurant with paved
parking and very little landscaping and screening. The current proposal
will result in a better development that will be compatible with the
neighborhood.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the Meriwether and Normandy -Shannon
Neighborhood Associations.
3. ON SITE DRIVES AND PARKING:
The site currently has two driveways onto Cantrell Road and a rear
driveway through to the apartments to the rear. With this development,
only a single driveway will provide access to Cantrell. The drive to the
rear will remain. A platted access easement provides access from
Cantrell Road, over this lot (Lot 4) to the apartment property (Lot 5).
The access easement will be relocated to match the new driveway. The
Firestone Store requires 39 parking spaces (5 spaces plus 1/125 sq. ft.
of building). Twenty-nine (29) spaces are proposed on the site with
ten (10) spaces in the service bays of the building.
August 8, 2013
ITEM NO.: 7 Cont. FILE NO.: Z -3727-E
4. SCREENING AND BUFFERS:
Site plan must comply with the City's landscape and buffer ordinance
requirements.
The zoning street buffer ordinance requires an average fourteen foot (14)
street buffer along AR Highway 10 and in no case to be less than nine foot
(9) in width.
The zoning land use buffer ordinance requires a fourteen foot (14) wide
land use buffer. Seventy percent (70%) of this area is to be undisturbed.
If no buffer exists in this area then the buffer will need to be re-
established.
The property to the north is zoned residential; therefore, a six (6) foot high
opaque screen, either a wooden fence with its face side directed outward,
a wall, or dense evergreen plantings, is required along the northern
perimeter of the site.
A small amount of building landscaping is required.
A landscape plan will be required prior to the issuance of a building permit
per Chapter 15 of the City of Little Rock's Landscape Ordinance.
5, PUBLIC WORKS COMMENTS:
1. With site development, provide design of street conforming to the
Master Street Plan. Construct one-half street improvement to Cantrell
Road including five (5) foot sidewalks with planned development.
Cantrell Road (Highway 10) is currently scheduled to be widened by
AHTD.
2. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan if
detention is currently provided.
3. Obtain permits for improvements within State Highway right-of-way
from AHTD, District VI.
4. The proposed access easement must be final platted.
5. If disturbed area is one or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to
the start of construction.
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August 8, 2013
ITEM NO.: 7 (Cont.) FILE NO.: Z -3727-E
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available to this project.
Entergy: Entergy does not object to the proposal and will work with the
customer for new service requirements and any new easements. Note:
The proposed location of the sign as highlighted appears to be
underneath/close to the existing poser line. All NESC and OSHA rules
must be followed to allow proper clearances.
Centerpoint Energy: No comment received.
AT&T (SBC): No comment received.
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.
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.
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August 8, 2013
ITEM NO.: 7 (Cont. FILE NO.: Z -3727-E
Fire Department: Approved as submitted. Install Fire hydrants per Code
and maintain access.
County Planning: No Comments.
CATA: Directly on # 1 Pulaski Heights bus route and existing bus stop at
Firestone property. This specific stop is utilized by CAT riders on a daily,
consistent basis.
SUBDIVISION COMMITTEE COMMENT: (JULY 18, 2013)
Mark Bender, of CASCO, and C. J. Cropper were present representing the
application. Staff presented the item and noted some additional information was
needed. The applicants were asked to provide a copy of the bill of assurance for
Lot 4, Jay Smith Subdivision. It was noted that only a supplement to the bill of
assurance had been provided. The applicants were asked to provide a signage
plan, to indicate the building height and to provide additional information on the
building design; materials, roof pitch, etc... The applicants were asked to locate
and describe the dumpster enclosure and any existing or proposed fencing. Staff
discussed the access easement indicated on the plan. It was noted that the
access easement was being relocated which would require submittal of a revised
plat and bill of assurance with approvals from the owners of both Lots 4 and 5.
Staff stated the access easement was to provide "for public use and access, both
ingress and egress, across Lot 4 to serve Lot 5" and the note on the plan needed
to indicate such. Staff informed the Committee that a rear yard setback variance
was being proposed as well as a parking variance. Staff noted sufficient parking
was provided, if spaces in the building were counted.
Public Works, Landscape, Utility and Fire Department Comments were noted.
Staff commented that there was a deficiency in building landscaping and some
needed to be provided or a variance would be required through the City Beautiful
Commission.
The applicants were directed to respond to staff issues by July 24, 2013. The
Committee determined there were no other issues and forwarded the item to the
full Commission.
STAFF ANALYSIS:
The C-3 zoned property located at 7426 Cantrell Road is occupied by a vacant
fast-food building and a paved parking lot. A conditional use permit is requested
to allow for redevelopment of the site with a new Firestone Complete Auto Care
store.
4
August 8, 2013
ITEM NO.: 7 (Cont.
FILE NO.: Z -3727-E
The development consists of a new, 8,500 square foot, one story building with
new parking, landscaping and screening. The building will have masonry walls
on all sides with a shingled hip roof. Garage doors will open onto the parking lot
which is located on the west side of the building. Customer entrance is also on
the west side.
The business will be focused on the sales and installation of tires and parts as
well as light automotive service including shocks, struts, brakes, tune-ups and
other similar types of repairs. There will be no heavy engine work, major
transmission work, paint or body work or towing service. Days and hours of
operation are proposed as 7:00 a.m. — 7:00 p.m. Monday through Friday, 7:00
a.m. — 6:00 p.m. Saturday and 9:00 a.m. — 5:00 p.m. Sunday. The store will
typically service 28 — 35 cars per day. The business employs 7 — 10 persons.
The noise level generated by the business is not expected to exceed 60 db
outside the building. Most customers drop their vehicles off early and pick them
up later the same day. Any cars left overnight will be kept inside the building. All
tire storage is provided inside the building. The dumpster enclosure will be
constructed with masonry walls to match the building.
The site plan has been revised to provide the required buffers and landscape
areas. A six foot tall wood privacy fence will be placed along the north and east
property lines. The platted access easement over this lot the lot to the rear has
been relocated to match the new driveway location. A revised plat and bill of
assurance with approvals from owners of both lots will be provided.
Three variances are requested. The proposed building is to have a rear yard
setback of 13 feet (25 feet required). Staff is supportive of the request. The site
backs up to a parking lot. New landscaping and a screening fence will be
installed along the north perimeter of the site. The building is being placed
perpendicular to the road with the narrow sides at the front and rear; reducing the
area of variance.
The site plan indicates 29 of the required 39 parking spaces being provided in
the new parking lot. The additional 10 spaces are available in the 10 service
bays. Staff is supportive of the parking variance, utilizing the spaces in the
service bays to complete the parking requirement.
Two signs are located on the west (front) fagade of the building which does not
have direct street frontage. The proposed Firestone and Bridgestone signs
occupy a small portion of the fagade and are located on "front" of the building.
Staff also supports this variance.
To staff's knowledge, there are no other issues. The bill of assurance for the
property states "all buildings shall be constructed in conformance with the
Building Code and Zoning Ordinance of the City of Little Rock." it does not
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August 8, 2013
ITEM NO.. 7
FILE NO.: Z -3727-E
address use issues. The proposed development should be a positive addition to
this area and will result in a quality redevelopment of the site.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP subject to compliance with the
comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff
report.
Staff recommends approval of the building setback, wall sign location and
parking variances as requested.
PLANNING COMMISSION ACTION: (AUGUST 8, 2013)
The applicants were present. There were no objectors present. Staff
presented the item and a recommendation of approval as outlined in the "staff
recommendation" above. There was no further discussion. The item was placed
on the consent agenda and approved as recommended by staff by a vote of
10 ayes, 0 noes and 1 absent.
D
SUBDIVISION COMMITTEE COMMENTS
JULY 18, 2013
ITEM NO.: 7. FIRESTONE CONDITIONAL USE PERMIT
7426 CANTRELL ROAD (Z -3727-E1
Planning Staff Comments:
1. Provide copy of Bill of Assurance for Lot 4, Jay Smith Subdivision. Only a supplement was provided.
2. The access easement is being relocated. The relocation will require submittal of a revised plat and Bill of
Assurance with approvals from the owners of both Lots 4 and 5. The access easement is not only for Fire
Department Emergency use as indicated but is to provide "for public use and access, both ingress and
egress, across Lot 4 to serve Lot 5."
3. Provide signage plan or indicate signage to comply with that allowed in Commercial districts.
4. Provide building height.
5. Will building have a complete masonry exterior? Flat roof or pitched?
6. Site lighting is to be low-level and directional; aimed downward and into the site.
7. Locate and describe dumpster and enclosure.
8. Locate and describe any existing and proposed fencing.
Variance/Waivers:
• Rear yard setback reduced from twenty-five (25) feet to nineteen point three (19.3) feet
• Parking variance, unless spaces in the building are counted.
Public Works:
1. With site development, provide design of street conforming to the Master Street Plan. Construct one-half
street improvement to Cantrell Road including five (5) foot sidewalks with planned development. Cantrell
Road (Highway 10) is currently scheduled to be widened by AHTD.
2. Storm water detention ordinance applies to this property, Show the proposed location for storm water
detention facilities on the plan if detention is currently provided.
3. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI.
4. The proposed access easement must be final platted.
5. If disturbed area is one or more acres, obtain a NPDES storm water permit from the Arkansas Department
of Environmental Quality prior to the start of construction.
Utilities and Fire DepartmentlCounry Planning
Wastewater: Sewer available to this project.
Entergy: Entergy does not object to the proposal and will work with the Customer for new service requirements and
any new easements. Note: The proposed location of the sign as highlighted appears to be underneath/close
to the existing poser line. All NESC and OSHA rules must be followed to allow proper clearances.
Centerpoint Energy: No comment received.
AT&T (SBC): No comment received.
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.
ITEM NO.: 7. (CON'T) Z -3727-E
Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan
revisio-ps 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.
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.
Fire Department: Approved as submitted. Install Fire hydrants per Code and maintain access.
County Planning: No Comments.
CATA: Directly on # I Pulaski Heights bus route and existing bus stop at Firestone property. This specific stop is
utilized by CAT riders on a daily, consistent basis.
Planninia Division: No Comments.
Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements.
The zoning street buffer ordinance requires an average fourteen foot (14') street buffer along AR Highway 10 and
in no case to be less than nine foot (9') in width.
The zoning land use buffer ordinance requires a fourteen foot (14') wide land use buffer. Seventy percent (70%) of
this area is to be undisturbed. If no buffer exists in this area then the buffer will need to be re-established.
The property to the north is zoned residential; therefore, a six (6) foot high opaque screen, either a wooden fence
with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern perimeter of
the site.
A small amount of building landscaping is required.
A landscape plan will be required prior to the issuance of a building permit per Chapter 15 of the City of Little
Rock's Landscape Ordinance.
Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than
Wednesday July 24, 2013. 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 July 24, 2013. The City -provided notice form
must be used. Proof of notice is to be provided to staff no later than August 2, 2013.