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HomeMy WebLinkAboutZ-3459-F Staff AnalysisApril 3, 2003 ITEM NO.: 6 FILE NO.: Z -3459-F NAME: Home Depot — Conditional Use Permit LOCATION: Mabelvale Pike and 1-30 OWNER/APPLICANT: Conservative Development Company/ Greenberg Farrow Architecture PROPOSAL: A conditional use permit is requested to allow development of a home center with lawn and garden center on this C-3 zoned 12f acre tract. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: The property is located on the south side of 1-30 at the Mabelvale Pike/Baseline Road overpass. 2. COMPATIBILITY WITH NEIGHBORHOOD: The proposed Home Depot site lies within a large commercially zoned and developed area. New commercial development is occurring on the C- 3 zoned tracts to the east and north. A large area of undeveloped, C-3 zoned property extends to the south. A narrow strip of R-2 zoned properties lies to the west, adjacent to Mabelvale Pike. These R-2 properties are shown as commercial on the Land Use Plan. Some of the homes have been removed. Home Depot has shown a 46 foot buffer on the west perimeter; 70% of which will remain wooded and undisturbed. The proposed store should be compatible with the neighborhood. All owners of property within 200 feet of the site, all residents within 300 feet who could be identified and the SWLR United for Progress, West Baseline, Pinedale and Mavis Circle Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The proposed building will be 102,513 square feet in size and will have an additional garden center area of 34,643 square feet. This 137,156 square feet of retail use requires 387 spaces. Home Depot is proposing to provide 426 parking spaces. Access to the site is via 3 driveways off of a private road that serves the overall commercial development. April 3, 2003 ITEM NO.: 6 Cont.) FILE NO.: Z -3459-F 4. SCREENING AND BUFFERS: The proposed street buffer drops five feet below the twenty (20) foot minimum width allowed at any given point. The average width requirement is forty (40) feet. The proposed areas designated for landscaping within the interior of the vehicular use areas needs to be more evenly distributed. Also, a small amount of landscaping between the public parking area and building is required. Considerable flexibility is allowed with the building landscaping requirement. An irrigation system to water landscaped areas will be required. At least seventy (70) percent of the land use buffer is required to remain undisturbed. Prior to a building permit being issued, it will be necessary to present landscape plans stamped with the seal of a Registered Landscape Architect. 5. PUBLIC WORKS COMMENTS: 1. The "Proposed Roadway" as shown in a previous preliminary plat must be constructed to Master Street Plan standards and be accepted prior to occupancy. 2. Sidewalks with appropriate handicap ramps are required in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 3. A Sketch Grading and Drainage Plan will be required per Sec. 29- 186(e). Show all stormwater flows entering and leaving the property, and the location of stormwater detention facilities. 4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The first driveway centerline must be located at least 250 feet back from the right-of-way line of Mabelvale Pike, spacing between driveways must not be closer than 250'. Driveway must also be located 125' from property boundaries unless the drive is centered on the property line and platted as a shared access drive. 5. Provide traffic impact and warrant analysis for proposed signal in Mabelvale Pike. Both initial, and full development conditions should be considered. 6. A right turn lane from the proposed development onto Mabelvale Pike should be provided. 2 April 3, 2003 ITEM NO.: 6 (Cont.) FILE NO.: Z -3459-F 7. Obtain permits and approval for all improvements within State Highway right-of-way from AHTD, District VI. 8. Contact the ADEQ for approval prior to start of work. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer main extension required with easements if service is required for project. Entergy: Easements required along rear (south) perimeter as follows: 5' either side of UG primary, either 1 or 3 phase; and 30' easement along rear property line for 3 phase overhead, 15' either side of poles. Reliant: No Comments received. Southwestern Bell: 10' easement needed on north and east perimeters. Water: According to our records water service will be available to this property after the proposed 12 -inch water main is installed. Service is not available at this time. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Approved as submitted. County Planning: No Comments. CATA: Site is on bus route #17 but has no effect on bus radius, turnout and route. SUBDIVISION COMMITTEE COMMENT (MARCH 13, 2003) The applicant was present. Staff presented the item and noted additional information was needed on building design, signage, days and hours of operation and site lighting. The applicant was asked to provide details on the treatment of the perimeter of the garden center and to describe the nature of the screening fence along the south perimeter. It was noted that no area had been shown for seasonal -parking lot sales. The applicant was advised to show such areas and to request approval if any seasonal display is anticipated. Staff 3 April 3, 2003 ITEM NO.: 6 Cont.) FILE NO.: Z -3459-F commented that the easternmost north -south driveway needed to be shown in a cross -access easement because of its tie-in to the property to the east. Public Works Comments were presented. Discussion centered primarily on two issues; the need to relocate the driveways to comply with Ordinance standards and the need to submit a sketch grading and drainage plan showing all stormwater flow entering and leaving the property and the location of stormwater detention areas. It was noted that a traffic impact and warrant analysis would be required for any proposed traffic signal. Landscape Comments were presented. It was noted that the street buffer fell below ordinance minimums, no building landscaping was shown and the interior landscaping needed to be more evenly distributed. It was also noted that 70% of the land use buffer on the west needed to remain undisturbed. The applicant was urged to preserve as many trees on the site as possible. The Committee ended its discussion and forwarded the item to the full Commission. STAFF ANALYSIS: Home Depot proposes to construct a new home center with garden center on the vacant, C-3 zoned, 11.89± acre tract located south of the Mabelvale Pike/1-30 interchange. The project consists of a 102,513 square foot home center, an attached 34,643 square foot garden center and a 426 -space parking lot. Outdoor sales will be located on the sidewalk area directly in front of the store and along the east perimeter of the garden center. Access to the site is from 3 driveways off of a private road that will be built to serve this site and adjacent commercial development. The one story building will be constructed of tilt -up wall panels with a smooth concrete finish. The garden center will be covered by a roof extension and a plexiglass material. The garden center will be enclosed by a chain-link wall. A small, fenced area at the southwest corner of the building will be used primarily as a staging area to off-load lumber before it is brought into the store. Pallet storage will be located behind the building. That area will be screened by an 8 foot tall wood fence. A 46 foot wide buffer will be left along the west perimeter of the site. At least 70% of that buffer will remain undisturbed. Signage will consist of a single ground -mounted sign not to exceed commercial standards (36 feet in height and 160 square feet in area) and wall signs on the front fagade of the building. The store's operating hours are proposed to be 6:00 a.m. — 10:00 p.m. Monday — Saturday and 8:00 a.m. — 8:00 p.m. on Sundays. A trash compactor is located at the rear of the store, near the truck loading bays. The applicant has submitted a site -lighting plan. Lighting should be low-level and directional, so as to reduce light spillage onto adjacent properties. 4 April 3, 2003 ITEM NO.: 6 FILE NO.: Z -3459-F Staff is supportive of the requested conditional use permit. The proposed location is within a substantial, commercially zoned area. Commercially zoned and developed properties are located north, south and east of the site. The row of residential properties adjacent to the west are shown as commercial on the land use plan. Some of the residential structures have recently been removed. On March 19, 2003, the applicant submitted a revised plan and responses to issues raised at Subdivision Committee and noted in the analysis above. The access easement has been shown along the eastern driveway. Seasonal - outdoor display will be limited to the sidewalk and the area directly east of the garden center. The applicant is requesting approval of a variance to allow year- round outdoor display in the indicated areas. To staff's knowledge, there are no outstanding issues. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: Compliance with the staff comments and conditions outlined in sections 4, 5 and 6 of this report. 2. Site lighting is to be low-level and directional, aimed inward to the site. 3. Outdoor sales and display is to be limited to those areas shown on the sidewalk directly in front of the store and along the eastern perimeter of the garden center. 4. Signage is to be limited to a single ground -mounted sign conforming to commercial standards and wall signs on the building's front facade. Staff recommends approval of a variance to allow year-round outdoor sales and display in the areas specifically noted. PLANNING COMMISSION ACTION: (APRIL 3, 2003) The applicant was present. There were two interested parties present. A letter of support had been submitted by the West Baseline Neighborhood Association. A letter had also been submitted by SWLR United for Progress. In its letter, SWLR United for Progress voiced support for the project and asked that two conditions be added; that the developer agree to pay for or participate in the cost of a traffic signal at Mabelvale Pike when it is warranted and that the site lighting be high intensity, not low-level as recommended by staff. Staff presented the item and a recommendation of approval subject to compliance with the following conditions: 5 April 3, 2003 ITEM NO.: 6 (Cont.) FILE NO.: Z -3459-F Compliance with the conditions outlined in the "Staff Recommendation" above. 2. A right -turn lane is to be installed on the roadway at its intersection with Mabelvale Pike. 3. The developer is to pay for or participate in the cost of a traffic signal at Mabelvale Pike (as recommended by SWLR United for Progress). 4. Site lighting is to comply with proposed State of Arkansas House Bill 1282, "The Night Sky Protection Act" as follows: a. The outdoor lighting fixtures are to be shielded in such a manner that light rays emitted by the fixture, either directly from the lamp or indirectly from the fixture, are projected below a horizontal plane running through the lowest point on the fixture where light is emitted. b. No mercury vapor outdoor lighting fixtures are to be used. Janet Berry, president of SWLR United for Progress, stated she agreed with the conditions. Staff recommended approval of a variance to allow year-round outdoor sales and display in the areas specifically noted on the site plan. There was no further discussion. The item was placed on the Consent Agenda and approved, including all recommended conditions and variances. The vote was 8 ayes, 0 noes and 3 absent. 0 April 3,'2003 ITEM NO.: 6 FILE NO.: Z - NAME: Home Depot — Conditional Use Permit LOCATION: Mabelvale Pike and 1-30 OWNER/APPLICANT: Conservative Development Company/ Greenberg Farrow Architecture PROPOSAL: A conditional use permit is requested to allow development of a home center with lawn and garden center on this C-3 zoned 12t acre tract. ORDINANCE DESIGN STANDARDS: SITE LOCATION: The property is located on the south side of 1-30 at the Mabelvale Pike/Baseline Road overpass. 2. COMPATIBILITY WITH NEIGHBORHOOD: The proposed Home Depot site lies within a large commercially zoned and developed area. New commercial development is occurring on the C- 3 zoned tracts to the east and north. A large area of undeveloped, C-3 zoned property extends to the south. A narrow strip of R-2 zoned properties lies to the west, adjacent to Mabelvale Pike. These R-2 properties are shown as commercial on the Land Use Plan. Some of the homes have been removed. Home Depot has shown a 46 foot buffer on the west perimeter; 70% of which will remain wooded and undisturbed. The proposed store should be compatible with the neighborhood. All owners of property within 200 feet of the site, all residents within 300 feet who could be identified and the SWLR United for Progress, West Baseline, Pinedale and Mavis Circle Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The proposed building will be 102,513 square feet in size and will have an additional garden center area of 34,643 square feet. This 137,156 square feet of retail use requires 387 spaces. Home Depot is proposing to provide 426 parking spaces. Access to the site is via 3 driveways off of a private road that serves the overall commercial development. April 3; 2003 ITEM NO.: 6 Cont. FILE NO.: Z -3459-F 4. SCREENING AND BUFFERS: The proposed street buffer drops five feet below the twenty (20) foot minimum width allowed at any given point. The average width requirement is forty (40) feet. The proposed areas designated for landscaping within the interior of the vehicular use areas needs to be more evenly distributed. Also, a small amount of landscaping between the public parking area and building is required. Considerable flexibility is allowed with the building landscaping requirement. An irrigation system to water landscaped areas will be required. At least seventy (70) percent of the land use buffer is required to remain undisturbed. Prior to a building permit being issued, it will be necessary to present landscape plans stamped with the seal of a Registered Landscape Architect. 5. PUBLIC WORKS COMMENTS: 1. The "Proposed Roadway" as shown in a previous preliminary plat must be constructed to Master Street Plan standards and be accepted prior to occupancy. 2. Sidewalks with appropriate handicap ramps are required in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 3. A Sketch Grading and Drainage Plan will be required per Sec. 29- 186(e). Show all stormwater flows entering and leaving the property, and the location of stormwater detention facilities. 4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The first driveway centerline must be located at least 250 feet back from the right-of-way line of Mabelvale Pike, spacing between driveways must not be closer than 250'. Driveway must also be located 125' from property boundaries unless the drive is centered on the property line and platted as a shared access drive. 5. Provide traffic impact and warrant analysis for proposed signal in Mabelvale Pike. Both initial, and full development conditions should be considered. 6. A right turn lane from the proposed development onto Mabelvale Pike should be provided. 2 April 3; 2003 ITEM NO.: 6 (Cont. FILE NO.: Z -3459-F 7. Obtain permits and approval for all improvements within State Highway right-of-way from AHTD, District VI. 8. Contact the ADEQ for approval prior to start of work. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer main extension required with easements if service is required for project. Entergy: Easements required along rear (south) perimeter as follows: 5' either side of UG primary, either 1 or 3 phase; and 30' easement along rear property line for 3 phase overhead, 15' either side of poles. Reliant: No Comments received. Southwestern Bell: 10' easement needed on north and east perimeters. Water: According to our records water service will be available to this property after the proposed 12 -inch water main is installed. Service is not available at this time. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Approved as submitted. County Planning: No Comments. CATA: Site is on bus route #17 but has no effect on bus radius, turnout and route. SUBDIVISION COMMITTEE COMMENT: (MARCH 13, 2003) The applicant was present. Staff presented the item and noted additional information was needed on building design, signage, days and hours of operation and site lighting. The applicant was asked to provide details on the treatment of the perimeter of the garden center and to describe the nature of the screening fence along the south perimeter. It was noted that no area had been shown for seasonal -parking lot sales. The applicant was advised to show such areas and to request approval if any seasonal display is anticipated. Staff 3 April 3; 2003 ITEM NO.: 6 (Cont. FILE NO.: Z commented that the easternmost north -south driveway needed to be shown in a cross -access easement because of its tie-in to the property to the east. Public Works Comments were presented. Discussion centered primarily on two issues; the need to relocate the driveways to comply with Ordinance standards and the need to submit a sketch grading and drainage plan showing all stormwater flow entering and leaving the property and the location of stormwater detention areas. It was noted that a traffic impact and warrant analysis would be required for any proposed traffic signal. Landscape Comments were presented. It was noted that the street buffer fell below ordinance minimums, no building landscaping was shown and the interior landscaping needed to be more evenly distributed. It was also noted that 70% of the land use buffer on the west needed to remain undisturbed. The applicant was urged to preserve as many trees on the site as possible. The Committee ended its discussion and forwarded the item to the full Commission. STAFF ANALYSIS: Home Depot proposes to construct a new home center with garden center on the vacant, C-3 zoned, 11.89± acre tract located south of the Mabelvale Pike/1-30 interchange. The project consists of a 102,513 square foot home center, an attached 34,643 square foot garden center and a 426 -space parking lot. Outdoor sales will be located on the sidewalk area directly in front of the store and along the east perimeter of the garden center. Access to the site is from 3 driveways off of a private road that will be built to serve this site and adjacent commercial development. The one story building will be constructed of tilt -up wall panels with a smooth concrete finish. The garden center will be covered by a roof extension and a plexiglass material. The garden center will be enclosed by a chain-link wall. A small, fenced area at the southwest corner of the building will be used primarily as a staging area to off-load lumber before it is brought into the store. Pallet storage will be located behind the building. That area will be screened by an 8 foot tall wood fence. A 46 foot wide buffer will be left along the west perimeter of the site. At least 70% of that buffer will remain undisturbed. Signage will consist of a single ground -mounted sign not to exceed commercial standards (36 feet in height and 160 square feet in area) and wall signs on the front fagade of the building. The store's operating hours are proposed to be 6:00 a.m. — 10:00 p.m. Monday — Saturday and 8:00 a.m. — 8:00 p.m. on Sundays. A trash compactor is located at the rear of the store, near the truck loading bays. The applicant has submitted a site -lighting plan. Lighting should be low-level and directional, so as to reduce light spillage onto adjacent properties. El April 3,. 2003 ITEM NO.: 6 (Cont. FILE NO.: Z -3459-F Staff is supportive of the requested conditional use permit. The proposed location is within a substantial, commercially zoned area. Commercially zoned and developed properties are located north, south and east of the site. The row of residential properties adjacent to the west are shown as commercial on the land use plan. Some of the residential structures have recently been removed. On March 19, 2003, the applicant submitted a revised plan and responses to issues raised at Subdivision Committee and noted in the analysis above. The access easement has been shown along the eastern driveway. Seasonal - outdoor display will be limited to the sidewalk and the area directly east of the garden center. The applicant is requesting approval of a variance to allow year- round outdoor display in the indicated areas. To staff's knowledge, there are no outstanding issues. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with the staff comments and conditions outlined in sections 4, 5 and 6 of this report. 2. Site lighting is to be low-level and directional, aimed inward to the site. 3. Outdoor sales and display is to be limited to those areas shown on the sidewalk directly in front of the store and along the eastern perimeter of the garden center. 4. Signage is to be limited to a single ground -mounted sign conforming to commercial standards and wall signs on the building's front fagade. Staff recommends approval of a variance to allow year-round outdoor sales and display in the areas specifically noted. PLANNING COMMISSION ACTION: (APRIL 3, 2003) The applicant was present. There were two interested parties present. A letter of support had been submitted by the West Baseline Neighborhood Association. A letter had also been submitted by SWLR United for Progress. In its letter, SWLR United for Progress voiced support for the project and asked that two conditions be added; that the developer agree to pay for or participate in the cost of a traffic signal at Mabelvale Pike when it is warranted and that the site lighting be high intensity, not low-level as recommended by staff. Staff presented the item and a recommendation of approval subject to compliance with the following conditions: 5 April 3, 2003 ITEM NO.: 6 (Cont.) FILE NO.: Z -3459-F 1. Compliance with the conditions outlined in the "Staff Recommendation" above. 2. A right -turn lane is to be installed on the roadway at its intersection with Mabelvale Pike. 3. The developer is to pay for or participate in the cost of a traffic signal at Mabelvale Pike (as recommended by SWLR United for Progress). 4. Site lighting is to comply with proposed State of Arkansas House Bill 1282, "The Night Sky Protection Act" as follows: a. The outdoor lighting fixtures are to be shielded in such a manner that light rays emitted by the fixture, either directly from the lamp or indirectly from the fixture, are projected below a horizontal plane running through the lowest point on the fixture where light is emitted. b. No mercury vapor outdoor lighting fixtures are to be used. Janet Berry, president of SWLR United for Progress, stated she agreed with the conditions. Staff recommended approval of a variance to allow year-round outdoor sales and display in the areas specifically noted on the site plan. There was no further discussion. The item was placed on the Consent Agenda and approved, including all recommended conditions and variances. The vote was 8 ayes, 0 noes and 3 absent. 9