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HomeMy WebLinkAboutZ-3566-A Staff AnalysisSeptember 4, 2014 ITEM NO.: NAME: LOCATION: OWNER/APPLICANT: O.: Z -3566-A 6001 Baseline Road Retail Pharmacy — Conditional Use Permit 6001 Baseline Road Various Property Owners/Boos Development Group PROPOSAL: A conditional use permit is requested to allow for redevelopment of these C-4 and C-3 zoned properties for a retail pharmacy. 2. 9 SITE LOCATION: The property is located at the southwest corner of Baseline and Geyer Springs Roads and is currently occupied by a convenience store with gas pumps and an automobile parts store. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area containing a variety of commercial uses on various commercially zoned properties. Multiple — business, commercial shopping centers occupy all four corner of the Baseline/Geyer Springs intersection. The proposed redevelopment of this commercial corner with a new retail use is compatible with the neighborhood. Notice of the public hearing was sent to the SWLR United for Progress, Cloverdale, Windamere and Allendale Neighborhood Associations and all owners of properties located within 200 feet of the site. ON SITE DRIVES AND PARKING: The new development is proposed to have a single driveway onto Geyer Springs Road and one onto Baseline Road. The driveways will provide access, through cross access easements, to the other properties in the overall development. The proposed 13,225 square foot retail pharmacy building requires 44 parking spaces. A proposed medical clinic component requires an additional 6 spaces. A new 90 space parking lot is proposed. 4. SCREENING AND BUFFERS: Site plan must comply with the City's landscape and buffer ordinance requirements. September 4, 2014 ITEM NO.: 3 FILE NO_: Z -3566-A Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of no less than three (3) feet within the required landscape area. Provide trees with an average linear spacing of no less than thirty (30) feet. 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 of 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. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs will be required in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. The development of two (2) acres or more requires an approved landscape plan stamped with the seal of a registered landscape architect prior to the issuance of a building permit. A landscape irrigation system shall be required for developments of one (1) acre or larger. 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. 5. PUBLIC WORKS COMMENTS: Geyer Springs Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Baseline Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 45 feet from centerline will be required. At arterial/arterial intersections, an additional 10 feet of right-of-way, measured from the centerline of the 2 September 4, 2014 I1111:18111101 FILE NO.: Z -3566-A right-of-way for a right turn lane. This additional right-of-way shall be the length of the property frontage starting at the proposed driveway to the intersecting right-of-way. At such intersections, the intersecting right-of- way lines shall normally have a radius of 75 feet 3. Provide design of street conforming to the Master Street Plan. Baseline Road does not have a right turn lane as shown on site plan. At time of building permit, construct a right turn lane on Baseline Road with planned development. The right turn lane will start at the new driveway. Construct new 5 foot sidewalk along Baseline Road with the back of sidewalk at the property line. Any questions concerning the right turn lane design, contact Nat Banihatti, Traffic Engineering at 501-379-1818. 4. At time of building permit, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. Obtain permits for improvements within State Highway right-of-way (Baseline Road) from AHTD, District VI. 6. 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. 7. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing on an arterial street is 300 feet from intersections and other driveways and 150 feet from the side property line. The north and south driveway locations must seek variances from City code. 8. At time of building permit, the proposed driveway radiuses should be no larger than 15 feet. 9. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. Contact Nat Banihatti, Traffic Engineering, at 501-379-1818 for assistance. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: No objection to this proposal. Contact Entergy for service to this new building as plans develop. Center -Point Energy: No comment received. AT & T(SBC): No comment received. 3 September 4, 2014 ITEM NO.: 3 (Cont.) _ FILE NO.: Z -3566-A Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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. ContactCentral 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. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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. 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. C! September 4, 2014 ITEM NO.: 3 (Cont.) FILE NO.: Z -3566-A The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Fire hydrant per code, maintain access, maintain 26 ft. width at hydrant/FDC. Contact Fire Marshall's office with questions. Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501-371-4724; crichey _littlerock.org or Mark Alderfer at 501-371-4875; malderfer@littlerock.org. County Planning: No Comments. CATA: The site is located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (AUGUST 13, 2014) The applicants were present. Staff presented the item and noted there was additional information needed regarding specifics of the proposed development. Staff noted numerous areas in which more information was needed. Staff requested a copy of the current bill of assurance and noted the proposal would result in the need to replat the property. Staff noted the abandonment of any easements would require Board of Directors' approval but relocation of easements could be handled through the replat. Public Works Comments, Landscape Comments and Other Agency Comments were noted and discussed. The applicants were encouraged to submit a plan which complied with the provisions of the landscape ordinance. There was a brief discussion of areas in which changes could be made to accomplish that. The applicants were asked to make changes to the plan to comply with Public Works Comments. 5 September 4, 2014 ITEM NO.: 3 (Cont.) FILE NO.: Z -3566-A The applicants were directed to submit responses to staff issues by August 20, 2014. The Committee then forwarded the item to the full Commission. STAFF ANALYSIS: A conditional use permit is requested to allow for the construction of a new retail pharmacy store on a C-3 and C-4 zoned, 1.84± tract located at the southwest corner of Geyer Springs Road and Baseline Road. The development site consists of two tracts and a portion of a third. The two tracts currently contain a convenience store with gas pumps and an auto parts store. The third tract, of which only a small portion will be used, contains a parking lot and a vacant grocery store building. The properties will have to be replatted prior to submittal for a building permit. The new development consists of a 13,225 square feet building and a 90 space parking lot. Multiple driveways on Geyer Springs and Baseline will be reworked into only a single driveway on each street frontage. The one-story building will have a height of 18 feet with a parapet extending up to a height of 20 feet. The building will have an exterior finish on all four sides of split -faced block and EIFS. The building will be located in the southwest % of the tract and the parking will be located between the building and the abutting streets. A drive-through pick-up window for the pharmacy will be located on the rear of the building. Signage is proposed to consist of a single ground -mounted sign at the intersection, wall signs on the facades of the building facing the streets and directional signage. The signage will comply with that allowed in commercial zones. The dumpster area is located at the rear of the building and the dumpster screen will be constructed of the same material as the building fagade. Days and hours of operation are proposed as 24 hours a day, seven days a week. To staff's knowledge, there are no outstanding issues. The applicant submitted responses and a revised site plan in response to issues raised at Subdivision Committee. The bill of assurance submitted for the existing properties does not address use issues. Staff believes the proposed new development will have a positive impact on the area. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. L September 4, 2014 ITEM NO.: 3 (Cont.) FILE NO.: Z -3566-A 2. All site lighting is to be low-level and directional, shielded downward and into the site. 3. The properties must be replatted, including relocation of the cross access easements, prior to issuance of a building permit. Staff recommends approval of a variance from Sections 30-43 and 31-210 to allow the driveway locations as proposed. PLANNING COMMISSION ACTION: (SEPTEMBER 4, 2014) The applicant's representatives were present. There were two persons present from SWLRUP with concerns. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. Dana Carney, of the Planning Staff, informed the Commission that SWLRUP had proposed three additional conditions that they wanted placed on the CUP approval. Mr. Carney stated the applicant's representatives had agreed to the additional conditions. He stated staff would add those additional conditions to the staff recommendation of approval. He then read the additional conditions as follow: 1. No products or merchandise can be sold outside the store that is not sold inside. 2. Any products or merchandise that is sold outside the store shall be by an on duty employee. 3. There shall be no 18 -wheelers parked on this property that do not have a bill of lading for this store. Mr. Carney explained that the first two conditions related to ongoing concerns by the neighborhood about transient sales/peddlers on the property and the last condition was related to ongoing concerns about lots being used for overnight 18 -wheeler parking. There was no further discussion. As part of the consent agenda, a motion was made to approve the application, including all staff comments and conditions. The motion was approved by a vote of 8 ayes, 0 noes and 3 absent. 7 SUBDIVISION COMMITTEE COMMENTS AUGUST 13, 2014 ITEM NO.: 3. 6001 BASELINE ROAD RETAIL PHARMACY CONDITIONAL USE PERMIT — 6001 BASELINE ROAD Z -3566-A Planning Staff Comments: 1. Provide copy of current bill of assurance for all properties under consideration. 2. This development utilizes two tracts and a portion of a third. The properties will have to be re -platted prior to issuance of building permit. 3. Cross access easements must be maintained (re -located). 4. Provide building height. 5. Provide some description of building materials -design. 6. Provide signage frontage of building. 7. Provide signage plan. 8. Provide days and hours of operation. 9. Site lighting must be low-level and directional; shielded downward and into the site (confirm). 10. Provide description of dumpsters screening to comply with code. 11. Driveway widths are all oversized. They can be reduced which will allow for installation of required building landscape areas. Variance/Waivers: • Landscape Variance • Driveway spacing variance Public Works Conditions: 1. Geyer Springs Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Baseline Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 45 feet from centerline will be required. At arterial/arterial intersections, an additional 10 feet of right-of-way, measured from the centerline of the right-of-way for a right turn lane. This additional right-of-way shall be the length of the property frontage starting at the proposed driveway to the intersecting right-of-way. At such intersections, the intersecting right-of-way lines shall normally have a radius of 75 feet 3. Provide design of street conforming to the Master Street Plan. Baseline Road does not have a right turn lane as shown on site plan. At time of building permit, construct a right turn lane on Baseline Road with planned development. The right turn lane will start at the new driveway. Construct new 5 foot sidewalk along Baseline Road with the back of sidewalk at the property line. Any questions concerning the right turn lane design, contact Nat Banihatti, Traffic Engineering at 501-379-1818. 4. At time of building permit, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. ITEM NO.: 3. CON'T. (Z -3566-A) 5. Obtain permits for improvements within State Highway right-of-way (Baseline Road) from AHTD, District VI. 6. 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. 7. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing on an arterial street is 300 feet from intersections and other driveways and 150 feet from the side property line. The north and south driveway locations must seek variances from City code. 8. At time of building permit, the proposed driveway radiuses should be no larger than 15 feet. 9. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. Contact Nat Banihatti, Traffic Engineering, at 501-379-1818 for assistance. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No objection to this proposal. Contact Entergy for service to this new building as plans develop. Center -Point Energy: No comment received. AT & T(SBC): No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. ITEM NO.: 3. (CON'TJ (Z-3566-8) 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. 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. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire De artment: Fire hydrant per code, maintain access, maintain 26 ft. width at hydrant/FDC. Contact Fire Marshall's office with questions. Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501-371-4724; crichey@littlerock.org or Mark Alderfer at 501-371-4875; malderfer@littlerock.org. County Planning: No Comments. CATA: The site is located on a CATA bus route. Planning Division: No comments_ ITEM NO.: 3. (CON'T.) (Z -3566-A) Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of no less than three (3) feet within the required landscape area. Provide trees with an average linear spacing of no less than thirty (30) feet. 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 of 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. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs will be required in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. The development of two (2) acres or more requires an approved landscape plan stamped with the seal of a registered landscape architect prior to the issuance of a building permit. A landscape irrigation system shall be required for developments of one (1) acre or larger. 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. Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Wednesday August 20, 2014. 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 August, 2014. The City -provided notice form must be used. Proof of notice is to be provided to staff no later than August 29, 2014.