HomeMy WebLinkAboutPC Action Letter - Recommended Approval With Conditions 031622Department of Planning and Development
723 West Markham Street
Little Rock, Arkansas 72201-1334
Phone: (501)371-4790 Fax: (501)371-4546
March 16, 2022
Vernon Williams
GarNat Engineering
PO Box 116
Benton, AR 72018
Re: File No. Z-6049-C
C-Store — PD-C, located at 3600 Bowman Road
Dear Mr. Williams:
Planning
Development
Building Codes
This is to advise you that in connection with your request concerning the above referenced
file number the following action was taken by the Planning Commission at its meeting on
March 10, 2022:
Approved with conditions.
X Recommended approval with conditions.
Recommended approval as submitted.
Denied your request as submitted.
Deferred to the Meeting.
Other:
This item will be forwarded to the Little Rock Board of Directors for final action. You or
your representative will need to be present at the Board of Directors meeting to
address any questions which may arise. The meeting date has jtnjgjjypjy been set
for April 19, 2022. The meeting begins at 6:00 pm and is held in the Centre at University
Park, 6401 West 12t" Street. If you have any questions please do not hesitate to contact
me at 371-4792.
Respectf II
—)m �_
Monte Moore
Development Administrator
March 10, 2022
ITEM NO.: 8 FILE NO.: Z-6049-C
NAME: C-Store — PD-C
LOCATION: 3600 Bowman Road
❑EVELOPER'
Ran Management
Johnny Dervish
319 Poplar View Lane W, Ste. 1
Collierville, TN 38017
OWNERIAUTHORIZED AGENT:
Vernon J. Williams
Garnat Engineering
P.O. Box 116
Benton, AR 72018
SURVEYORIENGINEER:
Vernon J Williams
GarNat Engineering
P.O. Box 116
Benton, AR 72018
AREA: 1.77 acres
WARD: 7
CURRENT ZONING:
VARIANCEIWAIVERS:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 18
O-2 (CUP)
A. PROPOSALIREQUESTIAPPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.24
The applicant proposed to rezonel.77 acres from 0-2 to PD-C to develop a gas
station/convenience store located on the southwest corner of Bowman Road and
W. 36th Street.
March 10, 2022
ITEM NO.: 8(Cont.)FIDE NC_ Z-6049-C
B. EXISTING CONDITIONS:
The property is currently vacant and heavily wooded. Residential zoning and uses
lie north, south and west of the site. A mixture of office, commercial and
high -density residential developments lie in the general area of the site.
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. A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land boundary survey, drainage study, and soil loss
calculations per City's stormwater management and drainage manual.
Contact Planning and Development Dept., Civil Engineering Private
Development at 501-371-4817 or at 501-918-5348 or Permits littlerock.-gav
to schedule an appointment for issuance or to answer any questions. Permit
cost is based on total project area at $100.00 for the less than '/2 acre,
$200.00 for to 1 acre, and $200.00 for the first acre and $100.00 for each
additional acre for project greater than 1 acre.
2. Any work involving one (1) or more acres of disturbed area requires a State
of Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
3. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
practices (BMPs) for mitigating sediment runoff and erosion along with
vegetation specifications for temporary and permanent soil stabilization.
Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing,
grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC
BMPs during construction of utilities, buildings, roadway infrastructure and
drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final
grading, seeding, and landscaping of the site.
4. Sediment and Erosion Control plans shall also show the pertinent information
as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part
II section A-4-1-2 (A-B).
2
March 10, 2022
ITEM NO.: 8 Cont.) FILE NO.: Z-6049-C
5. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
6. A maintenance bond for 50% of total construction costs for all completed
public street and drainage improvements within City right of way and as -built
storm drainage infrastructure plans shall be provided to the Department of
Planning and Development before the issuance of a final certificate of
occupancy.
7. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall be
repaired by the responsible party prior to the issuance of a certificate of
occupancy.
S. 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 htts:/Iwww.littlerock. ov/cit -
administration/cit -departments! ublic-warksla lications-details-and-
manuals/. Provide the as -built plans and data entry template to Planning and
Development Dept., Civil Engineering Private Development by email to
csmith littlerock,gov and cc dwarner littlerock. ov. If you have any
-questions or desire additional information, please do not hesitate to contact
Planning and Development Dept., Civil Engineering Private Development at
501-371-4817 or at 501-918-5348 or email Permlts0littlerock.aov.
9. Per City Code 31-206 (f), Property line corners at street intersections shall
be rounded with a radius of at least twenty (20) feet."
10. Per Master Street Plan, for all intersections of arterials all corner radii shall
be 75 feet minimum for a simple curve and all lanes shall be eleven (11) feet
wide except as noted.
11. Hauling of fill material on or off project sites over municipal streets require
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 S. Broadway 501-379-1805 with any questions or for
more information.
12. Obtain Traffic Control permits prior to doing any street cuts or curb cuts.
Obtain Traffic Control permits prior to doing any work on city streets or in the
right-of-way. Contact Traffic Engineering at 501-379-1800 for more
information.
13. Per City Code 31-210 (e) (1) for an arterial street, minimum driveway
spacing from the property line shall be one hundred fifty (150) feet. A
variance request for both proposed driveways will be required and approved
by the Planning Commission.
3
March 10, 2022
ITEM NO.: 8 Cont. FILE NO.: Z-6049-C
14. Provide ADA accessible route from the public right of way to the proposed
development in accordance with 36 CFR Part 1191 Section F206.2.1, "... at
least one accessible route shall be provided within the site from accessible
parking spaces and accessible passenger loading zones, public streets and
sidewalks, and public transportation stops to the accessible building or
facility entrance they serve."
15. All sidewalks shall be within City right of way with a one -foot buffer to the right
of way line. See City of Little Rock's standard details PW-24 for details.
16. Clearly show on construction plans and provide a certification letter with
calculations prepared by a licensed professional engineer stating that
stopping sight and intersection sight distances are met per AASHTO Policy
on Geometric Design of Highways and Streets (latest edition) for both
proposed driveways.
17. Bowman Road is classified as a minor arterial per master street plan with a
total right of way width of 90 feet. Dedicate 20 feet of additional right of way
from centerline of right of way to meet this requirement.
E. UTILITIES/FIRE DEPARTMENTIPARKSICOUNTY PLANNING:
Little Rock Water Reclamation Authority, No comments received.
Enter : No comments received.
CenterPoint Energy- No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: No comments received.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscae:
Any new site development must comply with the City's minimal landscape
and buffer ordinance requirements.
4
March 10, 2022
ITEM NO.: 8(Cont.)FILE NO.: Z-6049-C
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 south are zoned R-2. As a component 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 fine
side of the buffer. A minimum of seventy (70) percent of the land use buffer
shall be undisturbed. In addition to the required screening, buffers are to be
landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30)
linear feet. 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.
3. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half ('/z) the full width requirement
but in no case be less than nine (9) feet.
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.
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.
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.
8. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
G. TRANSPORTATION/PLANNING'
Rock Re ion Metro: No comments received.
Planning Division: The request is in the Ellis Mountain Planning District. The
Land Use Plan shows Suburban Office (SO) for the requested area. The Suburban
5
March 10, 2022
ITEM NO.: 8(Cont.)FILE NO.: Z-6049-C
Office (SO) category provides for low intensity development of office or office parks
in close proximity to lower density residential areas to assure compatibility. A
Planned Zoning District is required. The application is to rezone from Office and
Institutional District (0-2) to Planned Development Commercial (PD-C) District for
the future development of a convenience store with gas pumps on the site.
Surrounding the application area, the Land Use Plan shows Suburban Office (SO)
to the west, south and north. Neighborhood Commercial (NC) use is shown to the
northwest across Bowman Road and 36th Street Mixed Office Commercial (MOC)
is shown to the east, across Bowman Road. The Suburban Office (SO) category
provides for low intensity development of office or office parks in close proximity to
lower density residential areas to assure compatibility. A Planned Zoning District
is required. There is vacant wooded land zoned Office and Institutional District
(0-2) to the north and west of the site. Beyond this, within the S❑ area, is Single
Family District (R-2) land with large -lot residential use. To the south is more R-2
land with three single-family houses on separate tracts and pastureland.
The Neighborhood Commercial (NC) category includes limited small-scaie
commercial development in close proximity to a neighborhood, providing goods
and services to that neighborhood market area. This land at the northeast corner
of 36th Street and Bowman Road has been developed with a multi -story building.
There is retail on the first floor and apartments on the upper floors. The Mixed
Office Commercial (MOC) category provides for a mixture of office and commercial
uses to occur. Acceptable uses are office or mixed office and commercial. A
Planned Zoning District is required if the use is mixed office and commercial. This
land at the southeast corner of 36th Street and Bowman Road is mostly zoned
Single Family District (R-2). Most of the tracts have single-family houses with a
scattering of businesses
Master Street Plan: To the east is Bowman Road and to the north is the proposed
extension of 36th Street. Both of these roadways are Minor Arterials on the Master
Street Plan. 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 both 36th Street and Bowman Road since they are Minor
Arterials. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: There is a Class II Bike Route shown on Bowman Road. A Bike
Lane provides a portion of the pavement for the sole use of bicycles.
C^
March 10, 2022
ITEM NO.: 8 Cont. FILE NO.: Z-6049-C
H. ANALYSIS:
The applicant proposes to rezone 1.77 acres from 0-2 to PD-C to develop a
convenience store with gas pumps located on the southwest corner of Bowman
Road and W. 36th Street. The project will consist of a 7,686 square building on the
southern portion of the property and take access Bowman Road. The proposed
C-Store is located along an arterial intersection which includes heavy commercial
traffic and business uses. The applicant is proposing to install a 3,360 square foot
metal -framed canopy. The canopy will be fifty-nine (59) feet from the C-Store store
on the northern portion of the property. The fuel pump island will consist of four
(4) self-service gas pumps. Both structures will be located over fifty (50) feet from
all property lines.
The canopy and C-Store are more than twenty-five (25) feet from the front property
line, forty-five feet (45) from the east and west property lines, and approximately
eighteen (18) feet from the rear (south) property line. Section 36-301 typically
requires a twenty-five (25) rear yard setback. Staff feels the rear yard setback is
sufficient for the proposed use.
The applicant notes the C-Stare will operate 24 hours per day, 7 days per week.
Two (2) bays located on the west side of the building will be utilized as retail rental
units. A retail store in one of the bays will operate from gam to midnight, closed
on Sunday. Other businesses will be open from 7am to midnight, 7 days per week.
Staff suggests C-3 permitted uses for the two bays.
The applicant notes architectural plans and building height have not been
completed, however architectural plans will be similar to the C-Store being
developed at Vimy Ridge and Alexander Road. Building heights will not exceed
thirty-five (35) feet.
The applicant proposes thirty (38) parking spaces which includes two spaces per
gas pump. Section 36-502 of the City's Zoning Ordinance typically requires
29 parking spaces. Staff feels the parking is sufficient to serve this use.
The site plan notes a new dumpster location on the southwest side of the building.
The dumpster area must be screened as per Section 36-523 of the City's Zoning
Ordinance.
The applicant notes that all landscaping will comply with all Chapter 15 (Landscape
Ordinance) for screening, landscaping, and buffer requirements.
All signs shall comply with Section 36-555 of the City's Zoning Ordinance (signs
permitted in commercial zones.)
7
March 10, 2022
ITEM NO.: 8 Cont. FILE NO.: Z-6049-C
All site lighting shall be low-level and directed away from adjacent properties.
Staff is supportive of the requested rezoning from 0-2 to P❑-C for a C-Stare
located at 3600 Bowman Road. The proposed convenience store development
will be located at a major intersection (minor arterial/minor arterial). A convenience
store type commercial development is typically an appropriate development for this
type of location along arterial roadways. Staff believes the proposed use will have
no adverse impact on the surrounding properties.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C rezoning, subject to
compliance with the comments and conditions outlined in paragraphs D, and F,
and the staff analysis in the agenda staff report.
PLANNING COMMISSION ACTION: (MARCH 10, 2022)
The applicant was present. There were persons registered in opposition. Staff presented
the item and a recommendation of denial as outlined in the "staff recommendation" above.
The applicant noted only one (1) neighbor contacted him regarding relocating the
driveway. He stated the proposed driveway will remain as required by the City's Zoning
Ordinance. The applicant also noted there are several apartment complexes in the area
with no proximity to a convenience store and the developer is proposing improvements
to the benefit of businesses in the general area along Bowman Road and West 36th Street.
The applicant deferred the remainder of time to registered opposition.
John Mason addressed the Commission in opposition to the application. He noted he
has met with the developer as his business is adjacent to the proposed C-Store, traffic
congestion from north to south along Bowman Road during rush hour and proposed a
traffic signal located at the intersection of Bowman Road and West 36t" Street. Mr. Mason
also noted he contacted the City of Little Rock regarding traffic signal installed at the
intersection. The applicant noted he does not oppose the C-Store development but would
like to see the driveway relocated twenty-five (25) feet to the north.
The applicant had no comment regarding relocating the driveway and a traffic signal not
warranted by the City's Zoning Ordinance. He also noted the C-Store will not have a
carwash.
The Commission asked staff if an updated traffic study was requested by the City
regarding traffic along Bowman Road. Staff responded the type of proposed development
determined if a traffic study was warranted, traffic studies are projected by ARDOT
however staff determines if a traffic signal will be required as part of the development.
Ezl
March 10, 2022
ITEM NO.: 8 Cont. FILE NO.: Z-6049-C
Staff also noted a traffic signal may be installed over time as development continue to
build out.
There was a motion to approve the application including all comments and
recommendations by staff. The motion was seconded. The vote was 7 ayes, 0 nays,
3 absent and 1 open position. The application was approved.
0