HomeMy WebLinkAboutStaff Report 100821October 14, 2021
ITEM NO.: 7 FILE NO.: Z-4940-C
NAME: Ran Management Convenience Store – Conditional Use Permit
LOCATION: 13624 Vimy Ridge Road
DEVELOPER:
Ran Management
Aman Devji (Owner)
OWNER/AUTHORIZED AGENT:
GarNat Engineering (Vernon J Williams) Agent
P.O. Box 116
Benton, AR 72018
(501) 408-4650
3825 t. Carmel Road
Bryant, AR 72022
SURVEYOR/ENGINEER:
GarNat Engineering (Vernon J Williams) Agent
P.O. Box 116
Benton, AR 72018
AREA: 9.02 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.04
CURRENT ZONING: C-1
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Conditional Use Permit to allow the renovation of an
existing 8,700 square foot retail store building. The renovation will include interior
construction of a convenience store, vape shop, and a small open rental space.
October 14, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-4940-C
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B. EXISTING CONDITIONS:
The 9.02 acre property is currently vacant and contains an existing C-1 zoned
8,700 square foot retail store structure with metal panel walls on the north, south,
and west facades, and masonry with storefront inserts along the east façade. The
parking lot currently has (38) space with a loading area and dumpster pad along
the north side of the building.
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. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public right-
of-way prior to occupancy. The access ramp at the intersection of Vimy Ridge
Rd. and County Line Rd. shall be constructed to meet the City of Little Rock
standard details.
2. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
3. On site striping and signage plans should be forwarded to Public Works, Traffic
Engineering for approval with the site development package.
4. Prior to construction of retaining walls, an engineer's certification of design and
plans must be submitted to Public Works for approval. After construction, an
as-built certification is required for construction of the retaining wall.
5. Provide as-built plans and data entry template of newly installed or modified
public and private stormwater drainage system prior to issuance of the
certificate of occupancy. The as-built plans should contain information as found
on the City of Little Rock website at https://www.littlerock.gov/city-
administration/city-departments/public-works/. Provide the as-built plans and
data entry template to Planning and Development Dept., Civil Engineering
Private Development by email to CEPermits@littlerock.gov. If you have any
questions or desire additional information, please do not hesitate to contact
Planning and Development Dept., Civil Engineering Private Development at
501-399-3470 or at 501-371-4817 or CEPermits@littlerock.gov.
6. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of occupancy.
October 14, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-4940-C
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7. Show the proposed order board locations for the drive-thru's. Due to the
minimum single lane provided at the rear of the new building, vehicles will
backup and block the drive-thru lane.
8. The north drive-thru will stack vehicles into the drive aisles. Submit a Traffic
Impact Study for the proposed project. Study should address trip generation,
trip distribution, drive-thru timing plan, and projected vehicular stack for the
development and also should take into account existing and projected traffic
growth. Contact Nat Banihatti in Traffic Engineering at 379-1818 for additional
information for preparation of traffic study.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Retain easements for existing sewer
mains. FOG Analysis required if food service on site.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
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 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
October 14, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-4940-C
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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.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape
and buffer ordinance requirements.
2. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The properties to the north and west are zoned R-2. As a component
October 14, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-4940-C
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of all land use buffer requirements, opaque screening, whether a fence or
other device, a minimum of six (6) feet in height shall be required upon the
property line side of the buffer. A minimum of seventy (70) percent of the land
use buffer shall be undisturbed. Easements cannot count toward fulfilling this
requirement. The plantings, existing and purposed, shall be provided within
the landscape ordinance of the city, section 15-81.
The north and west buffer areas are partially deficient. The property is
approximately 270 in length and 185 feet in width. A minimum 16-foot
buffer is required adjacent to the west property line and a minimum
11-foot buffer is required adjacent to the north property line.
3. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case be less than nine (9) feet.
The street buffers are deficient. The property is approximately 270 in
length and 185 feet in width. A minimum 16-foot buffer is required
adjacent to the Vimy Ridge Rd property line and a minimum 11-foot
buffer is required adjacent to the County Line Road property line.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights-of-way. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
5. 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.
The perimeter planting strip adjacent to County Line Road is deficient.
The perimeter planting strip adjacent to the north property line is
partially deficient.
6. 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.
Verify building landscape percentage.
7. 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.
October 14, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-4940-C
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Verify interior landscape percentage.
8. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
9. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
10. 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.
11. Any landscape code requirements that cannot be met may require a
variance from the City Beautiful Commission.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow the renovation of an
existing 8,700 square foot retail building zoned C-1 at 13624 Vimy Ridge Road.
The property is located at the Northwest corner of Vimy Ridge Road and County
Line Road. The building is currently vacant and occupying a 9.02-acre lot with a
(38) space parking lot areas on the east and south perimeters of the building.
The applicant proposes to renovate the existing building interior and reconfigure
the area to include a rental space, vape shop, and convenience store. The east
façade of the building will be altered to include three (3) access doors to each
separate space.
The rental space at the northeast corner of the building accessed by a new exterior
doorway on the east façade of the building and be separated from the adjacent
uses. The final use of the space is unknown at this time and is anticipated to
conform to a C-1 use.
The Vape shop will occupy the center portion of the building and be accessed from
the east side of the building by a new exterior doorway. The shop will have
operating hours of 7:00 am to 12:00 am seven (7) days a week.
The convenience store will occupy the remaining portion of the interior and operate
24 hours daily, seven (7) days a week. The plan for the store notes the installation
October 14, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-4940-C
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of a drive through window on the south façade of the building to allow for pick up
pre-ordered items from the store.
The site improvements include the construction of a metal frame canopy centered
in the existing east parking lot area with four (4) gas pump stations operated by
the convenience store. The site plan also includes the installation of underground
fuel storage tanks located along the north side of the property.
The site plan illustrates the expansion of the existing parking lot to the north with
eleven (11) parking spaces and a two (2) lane drive circling the building to the new
drive through. The new drive extends around the west and south sides of the
building and has reconfigured parallel parking spaces along the south perimeter of
the property.
The proposed parking reconfiguration includes thirty-nine (39) spaces which
exceeds the required minimum of (22) spaces per Section 36-502 (3) (a) of the
City’s Zoning Ordinance.
The site plan notes a new dumpster location on the north side of the building. The
dumpster area must be screened as per Section 36-523 (d) of the City’s Zoning
Ordinance.
The ordinance requires a minimum street buffer width of 16 feet along the east
(Vimy Ridge Road) property line and 11 feet along the south (County Line Road)
property line. The existing buffer width along the east property line is
approximately 12 feet, with the existing buffer width along the south property line
being less than five (5) feet. Staff supports a variance to allow the reduced street
buffer widths, as these portions of the property are currently developed. The land
use buffers along the north and west perimeters conform to ordinance standards.
Any variance needed from Chapter 15 (landscape ordinance) will be required to
be reviewed by the City Beautiful Commission.
All new signage will comply with Section 36-555 signs permitted in commercial
zoning.
All new or reconfigured site lighting will be low-level and directed away from
adjacent properties.
Staff is supportive of the requested Conditional Use Permit. The proposed reuse
of the building and site is similar in intensity to the previous use which was a retail
store. Staff believes the proposed use will have no adverse impact on the
surrounding properties.
October 14, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-4940-C
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I. STAFF RECOMMENDATION:
Staff recommends approval of the requested Conditional Use Permit, subject to
compliance with the comments and conditions outlined in paragraphs D, E, and F,
and the staff analysis, and the agenda staff report.
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Z-4940-C
13624 VIMY RIDGE RD
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41.04
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City of Little Rock Planning & Development
Rev: 8/23/2021
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Case No: Z-4940-C
Name: Ran Management Convenience Store
Location: 13624 Vimy Ridge Road
City of Little Rock Planning & Development
Title: Conditional Use Permit
Sketch
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