HomeMy WebLinkAboutStaff Report 090221September 9, 2021
ITEM NO.: 17 FILE NO.: Z-9610
NAME: Kum and Go – PD-C
LOCATION: Southeast corner of Cantrell Road and Chenonceau Blvd.
DEVELOPER:
Kum and Go, LLC
1459 Grand Avenue
Des Moines, IA 50309-3005
OWNER/AUTHORIZED AGENT:
Flake Family Trust – Owner
Ozark Civil Engineering (Michael Clotfelter) – Agent
SURVEYOR/ENGINEER:
Ozark Civil Engineering
3214 NW Avignon Way, Suite 4
Bentonville, AR 72712
AREA: 1.51 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12
CURRENT ZONING: C-3
Variance/Waivers:
1. Variance to allow a lot of less than two (2) acres within the Highway 10 DOD.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests to rezone the 1.51 acre property from C-3 to PD-C to allow for
development of a convenience store with gas pumps.
B. EXISTING CONDITIONS:
The site is currently undeveloped. Some site work has taken place in the past in
anticipation of the property’s development.
September 9, 2021
ITEM NO.: 17 (Cont.) FILE NO.: Z-9610
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C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with The City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of the
developer and/or local property owners’ association and detailed in the bill of
assurance.
2. Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI.
3. A grading permit in accordance with section 29-186 (c) & (d) will be required prior
to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved
prior to the start of construction.
4. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
5. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
6. Street Improvement plans shall include signage and striping. The City must
approve completed plans prior to construction.
7. On site striping and signage plans should be forwarded to Planning and
Development for approval with the site development package.
8. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit
prior to doing any work in the right-of-way. Contact Traffic Engineering at
(501) 379-1805 (Travis Herbner) for more information.
9. Per the Master Street Plan, 3 lanes shown should be designed on Chenonceau
Blvd. 1- left, 1-thru, and 1-right. Modifications maybe needed to the median to
provide for this design. If you have any questions, please contact Nat Banihatti,
Traffic Engineering, at 379-1818.
10. Include a left arrow on the pavement, around 30-40 feet from the end of the
median.
11. Coordinate design of traffic signal upgrade with proposed street improvements.
Plans to be forwarded to Traffic Engineering for approval.
12. The proposed Chenonceau Blvd SB left turn lane should be shortened to 75 ft.
stack and 50 ft. taper.
September 9, 2021
ITEM NO.: 17 (Cont.) FILE NO.: Z-9610
3
13. Prior to construction of retaining walls, an engineer's certification of design and
plans must be submitted to the City for approval. After construction, an
as-built certification is required for construction of the retaining wall.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this Site. FOG Analysis
Required.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
Provide a 10-ft utility easement along the road frontages.
If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
Please submit plans for water facilities 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. Approval of plans by Central
Arkansas Water, the Arkansas Department of Health Engineering Division and Little
Rock Fire Department is required.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with
a hydrant. Where a fire hydrant is located on a fire apparatus access road, the
minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief. If the grade
September 9, 2021
ITEM NO.: 17 (Cont.) FILE NO.: Z-9610
4
exceeds 10 percent, approval will be denied and the applicant must submit
request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings
or portions of buildings hereafter constructed shall be accessible to fire department
apparatus by way of an approved fire apparatus access road with an asphalt, concrete
or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or
facilities exceeding 30 feet or three stories in height shall have at least two means of
fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be provide
with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet
that have a single approved fire apparatus access road when all building are
equipped throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they shall
be placed a distance apart equal to not less than one half of the length of the maximum
overall diagonal dimension of the lot or area to be served, measured in a straight line
between accesses.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention
Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull
501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes
501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
September 9, 2021
ITEM NO.: 17 (Cont.) FILE NO.: Z-9610
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F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer ordinance
requirements and the Highway 10 Scenic Corridor Overlay District.
2. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40) feet
of landscaped area exclusive of right-of-way. The landscaped area shall contain
organic and/or combined man-made/organic features such as berms, brick walls
and dense plantings such that vehicular use areas are screened when viewed from
an elevation of forty-two (42) inches above the elevation of the adjacent street.
Trees shall be planted or be existing at least every twenty (20) feet and have a
minimum of two (2) inches in diameter when measured twelve (12) inches from the
ground at time of planting. Provide screening shrubs no less than thirty (30) inches
in height at installation with an average linear spacing of not less at three (3) feet
within the required landscape area.
3. Rear and side yards shall have a landscaped buffer averaging a minimum of
twenty-five (25) feet from the property line. Where such yards abut a street right-
of-way, a fifteen-foot landscaped strip shall be required adjacent to land zoned
office and residential.
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. This strip shall be at least
nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for
every thirty (30) linear feet of perimeter planting strip.
5. Building landscape areas shall be provided at the rate equivalent to planter strip
three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs
shall be planted in the building landscape areas for each forty (40) linear feet of
vehicular use area abutting the building.
6. Eight percent (8%) of the vehicular use area must be designated for green space;
this green space needs to be evenly distributed throughout the parking area(s).
The minimum size of an interior landscape area shall be one hundred fifty (150)
square feet for developments with one hundred fifty (150) or fewer parking spaces.
Interior islands must be a minimum seven and one half (7 1/2) feet in width. Trees
shall be included in the interior landscape areas at the rate of one (1) tree for every
twelve (12) parking spaces.
7. A landscape irrigation system shall be required as per Highway 10 site design and
development standards.
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ITEM NO.: 17 (Cont.) FILE NO.: Z-9610
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8. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements
can be given when preserving trees of six (6) inch caliper or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Chenal District. The Land Use Plan shows
Commercial (C) for the requested area. The Commercial (C) category includes a
broad range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and scale,
depending on the trade area that they serve. The application is to rezone from C-3
(General Commercial District) to PDC (Planned Development Commercial) District to
allow for the development of a convenience store with gas pumps on the site. The
application is within the Highway Design Overlay District.
Surrounding the application area, the Land Use Plan shows Commercial (C) to the
north south and west of the site. Office (O) is shown to the east from the site. The
Commercial (C) category includes a broad range of retail and wholesale sales of
products, personal and professional services, and general business activities.
Commercial activities vary in type and scale, depending on the trade area that they
serve. The land to the north, across Cantrell Road, is partially developed with a branch
bank and a bank headquarters building (Bank OZK). This land is zoned C-3 (General
Commercial District) and PCD (Planned Commercial Development) District. The land
to the south is zoned C-3 (General Commercial District) and developed with a retail
center. The land west of the application area, across Chenonceau BLVD., is also
zoned C-3 and undeveloped. Office (O) category represents services provided directly
to consumers (e.g., legal, financial, medical) as well as general offices which support
more basic economic activities. This land is mostly developed with office buildings
zoned POD (Planned Office Development) District.
Master Street Plan: To the north of the application is Cantrell Road and it is show as
a Principal Arterial on the Master Street. To the west is Chenonceau Boulevard and it
is shown as a Minor Arterial on the Master Street Plan. A Principal Arterial is to serve
through traffic and to connect major traffic generators or activity centers within the
urbanized area. Entrances and exits should be limited to minimize negative effects of
traffic and pedestrians on Cantrell Road since it is a Principal Arterial. A Minor Arterial
provides connections to and through an urban area and their primary function is to
provide short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Chenonceau
Boulevard since it is a Minor Arterial. These streets may require dedication of right-of-
way and may require street improvements for entrances and exits to the site.
September 9, 2021
ITEM NO.: 17 (Cont.) FILE NO.: Z-9610
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Bicycle Plan: There is a Class I Bike Path is shown along Cantrell Road. A Bike
Path is to be a paved path physically separate for the use of bicycles. Additional right-
of-way or an easement is recommended. Nine-foot paths are recommended to allow
for pedestrian use as well (replacing the sidewalk). There is a Class II Bike Route
shown on Chenonceau BLVD. A Bike Lane provides a portion of the pavement for the
sole use of bicycles.
H. ANALYSIS:
The applicant proposes to rezone the 1.51 acre property located at the southeast
corner of Cantrell Road and Chenonceau Blvd. from “C-3” General Commercial
District to “PD-C” Planned District – Commercial. The rezoning is requested to allow
for the development of a convenience store with gas pumps. The property is located
within the Highway 10 Design Overlay District. The property is undeveloped and
mostly grass covered. Some site work has taken place in the past in anticipation of
future development.
The property is part of a two (2) lot development, with this lot being 2.11 acres in area,
and the lot to the south being 1.08 acres. As part of the development plan, the
applicant proposes to move the dividing lot line to the north, thereby creating a new
lot of 1.51 acres which is being proposed for development. The dividing lot line is
being moved based on the fact that it runs through the existing building to the south.
Since moving the dividing lot line creates a lot less than two (2) acres in size within
the Highway 10 DOD, a planned zoning development is required for development of
the corner (north) lot.
The applicant proposes to construct a 3,968 square foot convenience store building
within the west half of the property. A gas pump canopy covering six (6) double-sided
gas pumps will be constructed on the east side of the convenience store building.
The proposed building will have an overall height of approximately 18 feet. The
current C-3 zoning allows a maximum building height of 35 feet. The building will be
constructed of fiber cement panels with cast stone panel wainscoting.
The proposed convenience store building will be located 100 feet back from the front
(north) property line, over 60 feet from the rear (south) property line and over 30 feet
from the west side property line. The proposed canopy structure will also be located
100 feet back from the front property line, 40 feet from the rear property line, and over
60 feet from the east and west side property lines.
The proposed site plan shows 26 paved parking spaces, which includes spaces at the
gas pumps. The ordinance would typically require a minimum of 17 spaces for this
proposed development. The proposed parking will be sufficient to serve the proposed
development. There are currently two (2) shared driveways (northeast and southwest
September 9, 2021
ITEM NO.: 17 (Cont.) FILE NO.: Z-9610
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corners of the lot) which will serve as access to the project. Cross access will exist
between this property and the property immediately south.
The proposed site plan shows a dumpster location on the south side of the
convenience store building. The dumpster area must be screened as per Section
36-523 (d) of the City’s Zoning Ordinance.
The applicant notes that the proposed convenience store will be a 24-hour, seven (7)
days per week operation.
The applicant also notes that site lighting will be low-level and directed away from
adjacent properties.
The applicant is providing the 40 foot landscape area along the front property line as
per the Highway 10 DOD requirements. Planting of trees and shrubs will be required
within this area as per the DOD standards. No berms will be required within this area
based on the current upward slope of the property. The buffers along the east
and south property lines are sufficient. No variances are needed for these buffers
based on the fact that there are cross-access easements along the east and south
property lines.
Areas set aside within the proposed site plan for building, interior and perimeter
landscaping appears to comply with the minimum requirements of Chapter 15
(Landscape Ordinance). The minimum perimeter landscape width requirements
appear to be met with this plan.
All building setbacks, landscaped areas and buffers will comply with the Highway 10
Design Overlay District standards as found in Section 36-346 of the code. All building
and ground-mounted signage must also comply with The Highway 10 DOD standards
of Section 36-346 (f) (2).
The Department of Planning and Development Engineering Division has the following
additional comment:
“With development, the developer will be required to construct a northbound
left turn lane on Chenonceau Blvd. (onto Cantrell Road) as required by the
Master Street Plan. The southbound left turn lane on Chenonceau Blvd. (onto
this property) has been denied by Public Works. The southbound left turn
movement will be permitted to occur with the removal of the small island south
of the main median within Chenonceau Blvd.”
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. To staff’s knowledge, there are no outstanding
issues.
September 9, 2021
ITEM NO.: 17 (Cont.) FILE NO.: Z-9610
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The applicant is requesting a variance from Section 36-346 (a), which requires a
minimum lot size of two (2) acres in the Highway 10 DOD. As noted previously, the
lot is currently 2.11 acres in size, with the dividing south property line running through
the existing building to the south. In order to correct this situation by moving the
dividing lot line, the subject property is reduced from 2.11 acres to
1.51 acres. Staff supports the variance request.
Staff is supportive of the requested PD-C zoning to allow for the development of a
convenience store with gas pumps. Staff views the request as reasonable. The
property is currently zoned C-3 which allows a convenience store with gas pumps as
a permitted use. The fact that the property owner is adjusting the dividing property
line between this property and the property to the south, resulting in the subject
property reducing to less than two (2) acres in area, is triggering the requirement for
the property to be rezoned to PD-C. Staff believes that the proposed development is
appropriate and meets the intent of the Highway 10 DOD.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C zoning and associated lot area
variance, subject to compliance with the comments and conditions outlined in
paragraphs D, E and F, and the staff analysis, of the agenda staff report.
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D U R A N C E D R CHEVAUX CTG E L A N C T
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Vicinity Map
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Area Zoning
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Z-9610
Southwest corner Cantrell Road and Chenonceau Boulevard
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D U R A N C E D R CHEVAUX CTG E L A N C T
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Vicinity Map
Case:
Location:
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Ward:
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Southwest corner Cantrell Road and Chenonceau Boulevard
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City of Little Rock Planning & Development
Rev: 7/21/2021
THIS SITE
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Feet
Case No: Z9610 Sketch 1 of 2
Name: Kum and Go
Location: SW corner of Cantrell Rd. and
Chenonceau Blvd.
City of Little Rock Planning & Development
Title: PD-C
Sketch
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Case No: Z-9610 Sketch 2 of 2
Name: Michael Clotfelter/Matthew Danbey
Location: SW corner of Cantrell Rd. and
Chenonceau Blvd.
City of Little Rock Planning & Development
Title: PD-C
Sketch
±