Loading...
HomeMy WebLinkAboutZ-4386-B Staff AnalysisSeptember 4, 2014 NAME: Murphy USA Short -form PD -C LOCATION: Located on the Southeast corner of Cantrell and Taylor Loop Roads DEVELOPER: Murphy USA 422 North Washington Eldorado, AR 71730 ENGINEER: White-Daters and Associates Attn. Joe White 24 Rahling Circle Little Rock, AR 72223 AREA: 1.8 acres NUMBER OF LOTS: 1 zoning lot CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: R-2, Single-family and PD -C Single-family and Branch bank PD -C Convenience store with gas pumps VARIANCE/WAIVERS: None requested. A. PROPOSALIRE+QUESTIAPPLICRNT'S STATEMENT: FT. NEW STREET: 0 LF The property contains 1.8 acres located at the southeast corner of Cantrell Road and Taylor Loop Road. The property is currently zoned R-2, Single-family and PD -C. The property contains several existing residential structures and a One Banc branch. The applicant is requesting variations from the typical development standards of the Highway 10 Design Overlay District. These variations include the minimum lot size requirement and the rear and side yard building setbacks. The site contains 1.8 -acres which is less than the 2 -acre minimum lot size established by the Highway 10 DOD. The rear of the building is located 25 -feet from the southern perimeter of the site which is within the 40 -foot rear yard building setback required by the Highway 10 DOD. September 4, 2014 ITEM NO.: B Cont. FILE NO.: Z -4385-B The building is proposed containing 3,445 square feet with a stand-alone canopy containing 10 -fueling stations. The canopy will run parallel to Cantrell Road with the front of the store facing Cantrell Road to the north. There will be ice units and a propane pad adjacent to the store with a free standing vacuum station adjacent to Taylor Loop Road. Signage is proposed on the canopy of the fueling station on the north, west and eastern facades. The eastern fagade is located without public street frontage. Building signage on the store is proposed along the northern and western facades, both having public street frontage. A monument sign is proposed along Cantrell Road with a maximum height of 10 -feet and a maximum sign area of a 100 square feet. Driveways are proposed along Cantrell and Taylor Loop Roads. The drive on Cantrell Road is located approximately 240 -feet from the intersection. The drive on Taylor Loop Road is located 180 -feet from the intersection. The Highway 10 DOD states there is a maximum of one (1) curb cut per 300 -feet and no curb cut is allowed closer to an intersection than 100 -feet. B. EXISTING CONDITIONS: The site contains a single-family house along with a branch bank facility. There is a church located to the east on the corner of Jerry Drive and Cantrell Road. To the west on the corner of Taylor Loop Road and Cantrell Road is a branch bank. North of the site are commercial uses including two (2) strip -retail centers which both have restaurant and commercial uses. Also located to the north is a free standing restaurant user. Other uses in the area along Taylor Loop Road include offices, general and professional, dentistry and a veterinary clinic. Easter Seals Arkansas is located to the west of this site with a driveway extending from Taylor Loop Road to their facility which has Cantrell Road frontage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. Staff has also received several e-mails and phone calls in opposition of the request. All property owners located within 200 -feet of the site along with the Chenal Ridge Property Owners Association, the Pinnacle Valley Neighborhood Association, the Secluded Hills Property Owners Association, the Tulley Cove Neighborhood Association, the Westbury Neighborhood Association and the Westchester Heatherbrae Property Owners Association were notified of the public hearing. 2 September 4, 2014 ITEM NO.: 8 Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1 • Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 -feet from centerline will be required. 2. Taylor Loop 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. Per the Master Street Plan, at an arterial/arterial intersections and additional 10 -feet of right-of-way is required to be dedicated for a right turn lane to be constructed in the future. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the Public right-of-way prior to occupancy. 4. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be installed adjacent to Cantrell Road. 5. A grading permit in accordance with Section 29-186 (c) and (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. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveways are required by City code to be spaced 300 -feet from other driveways, streets, and intersections and 150 -feet from side property lines. A variance must be requested for the proposed driveways. 9. Provide the proposed transport fuel truck route on the site plan. 10. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 11. 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. 12. To prevent the west driveway from being blocked by waiting vehicles, the ATM should be relocated to the east side of the development. 3 September 4, 2014 ITEM NO.: B Cont. FILE NO.: Z -4386-B 13. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 -feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Cantrell Road with Taylor Loop Road. The proposed sign appears to be within the triangle after right-of-way dedications. Final sign location will be approved by Traffic Engineering during the building permit process. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Detention pond and levees cannot be constructed over existing sewer main on site. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy has single phase electrical distribution facilities extending from west to east across this property in at least 2 locations. Contact Entergy to arrange for relocation or removal as the lot is developed. Contact Entergy, Bernard Neumeier, at 501.954.5158 for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be needed to provide water service to this property. 3. 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. 4. 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. 5. 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 the Little Rock Fire Department is required. 12 September 4, 2014 ITEM NO.; B Gont. FILE NO.: Z -4386-B 6. 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. 7. 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. 8. Contact Central Arkansas Water if additional fire protection or metered water service is required. 9. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water 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 Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 10. 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. 11. 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. 12. 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: Maintain access. Fire hydrants per code. Canopy height per code, 13 1/2 -feet. Contact the Little Rock Fire Department for additional information. County Planning: No comment. 5 September 4, 2014 FILE NO.: Z-4385-8 CATA: Site is accessible by public transit on Route #25 Express route providing service in early Am and after 4 PM on weekdays only. Out of local service area. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: 8uildin Cade: 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; crichev littIpmrle nr^ or Mark Alderfer at 501.371.4875; malderfer iittierock.or . All fuel installations are to be permitted with the State of Arkansas. Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial 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 applicant has applied for a rezoning from R-2 (Single Family District) and PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for the construction of a convenience store with gas pumps. The application is within the Highway 10 Design Overlay District. Master Street Plan: Cantrell Road is a Principal Arterial and Taylor Loop is 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. 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 along both Cantrell Road and Taylor Loop since they are both Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bic cle Plan. 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). Class 11 Bike Lanes are shown along Taylor Loop. Class 11 Bike Lanes provide a portion of the pavement for the sole use of bicycles. September 4, 2014 FILE NO.: Z -4386-B Landscape: 1. Site plan must comply with the City's 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. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. 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 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. 4. The property to the south is zoned R-2, Single-family. The Highway 10 DOD rear yard requirement shall not be less than forty (40) feet. Rear and side yards shall have a landscaped buffer averaging a minimum of twenty-five (25) feet from the property line. Screening and landscape requirements will need to comply. 5. 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 {7 112} 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. 6. All ground -mounted mechanical systems and trash receptacles and pickup shall be oriented away from a primary street side of the property and screened from the public right-of-way. Ground -mounted mechanical systems and trash receptacles shall be placed adjacent to alleys if alleys are available. 7. A landscape irrigation system shall be required as per Highway 10 DOD site design and development standards. 8. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. rl September 4, 2014 ITEM NO.: B Cont. FILE NO.: Z -4386-B 9. 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. SUBDIVISION COMMITTEE COMMENT: (July 16, 2014) Mr. Joe White, White-Daters and Associates, was present representing the request. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff questioned details for the proposed signage plan, ground and building signage and details of the proposed building construction. Staff also stated they would recommend a berm be placed within the front landscape area even though there were other options for screening. Staff requested any perimeter fencing be placed on the site plan with a note indicating the total height and construction material. Public Works comments were addressed. Staff stated dedication of right of way was required on the abutting streets to comply with the Master Street Plan. Staff stated a right turn lane was required on Taylor Loop Road and a sidewalk was required along Cantrell Road. Staff stated the driveway spacing did not comply with the minimum standards of the subdivision and boundary street ordinances. Staff stated to allow the drives as indicated would require a variance. Staff stated the sign location appeared to be within the sight triangle located at the intersection of Cantrell and Taylor Loop Roads. Landscape comments were addressed. Staff stated the site was located within the Highway 10 DOD which required a 40 -foot landscape strip along Cantrell Road. Staff stated they would prefer the applicant include a berm to screen the proposed parking lot area along Cantrell Road. Staff noted a minimum landscape strip averaging 25 -feet was required along the eastern and southern perimeters. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the July 16, 2014, Subdivision Committee meeting. The revised plan has included the proposed signage plan, indicating a berm within the front landscaped area and indicated the proposed perimeter fencing. The revised plan indicates an additional dedication of right of way as requested by Public Works staff and relocated the proposed sign along Cantrell Road outside the sight triangle area. 0 September 4, 2014 ITEM NO.: BCont. FELE NO.: Z -4386-B The applicant is seeking to rezone the site from R-2, Single-family and PD -C to allow the development of this 1.8 -acre parcel with a convenience store with gas pumps. The building is proposed containing 3,445 square feet with a stand-alone gas canopy containing 10 -fueling stations. The gas canopy will run parallel to Cantrell Road and the front of the store will face Cantrell Road as well. There will be ice units and a propane pad adjacent to the store with a free standing vacuum station adjacent to Taylor Loop Road. Access to the site is from driveways on Cantrell Road and Taylor Loop Road. The site is located within the Highway 10 Design Overlay District which has specific development criteria. Per the site design and development standards of the DOD there is to be a minimum development tract size of not less than two (2) acres. The front yard building setback is to be a minimum of 100 -feet along Cantrell Road. The rear yard building setback is to be 40 -feet and the side yard setback is to be 30 -feet. The DOD outlines the landscaping requirements. The frontage along Highway 10 is to be landscaped within a 40 -foot landscape buffer. Side and rear yards are to have a landscape buffer averaging a minimum of twenty-five (25) feet from the property line. Where such yard abuts a public right of way a fifteen foot landscape strip is required adjacent to lands zoned Office or residential. A seven (7) foot landscape buffer is allowed where adjacent to lands zoned commercial. The site plan as submitted indicates the placement of a 40 -foot landscape buffer along Cantrell Road. The plan also includes a note stating a berm will be installed within the street buffer area. The site plan includes the placement of a 25 -foot average landscape strip along the eastern and southern perimeters of the site. The street buffer along Taylor Loop Road is indicated at 9 -feet which complies with the minimum requirements of the landscape ordinance. The building setback along the southern perimeter encroaches into the 40 -foot rear yard building set back as typically required by the DOD. The proposed ATM is also located within the 40 -foot rear yard building setback of the DOD. The canopy along Cantrell Road appears to encroach into the 100 -foot building setback typically required along Cantrell Road. The vacuum unit is located along Taylor Loop Road within the 25 -foot setback. The site plan indicates the placement of a monument sign 6 -feet in height and 72 -square feet in area on both Cantrell and Taylor Loop Roads. The signs are proposed at the driveway entrance on each street. The building facades proposed with signage are the northern and western facades abutting the public streets. The front of the store will contain the company name and logo. The canopy signage is proposed along the Cantrell fagade of the canopy covering 7.5 -percent of the fagade area. Canopy signage will also be placed on the east and west facades for visibility from Cantrell Road on the east (without pubic street frontage) and Taylor Loop Road on the west. The signage is proposed at 9 September 4, 2014 ITEM NO.: B Cont. FiLE NO.: Z -4386-B 20 -percent of the northern and southern facades. The ordinance typically allows a maximum of 10 -percent of the fagade area to be covered with signage. The general notes section of the site plan states the store will be open 24 -hours per day 7 -days per week. The hours of garbage collection are limited to 7 am to 6 pm, daily. The dumpster is to be screened with an eight (8) foot opaque screening fence. The maximum building height proposed is 35 -feet. All site lighting will be low level and directional, directed downward and into the site. The request includes a variance from the typical driveway spacing criteria of the Subdivision and Master Street Plan ordinances and the Highway 10 DOD. The Overlay states there is to be one (1) curb cut per 300 feet and no curb cut is allowed closer to an intersection than 100 -feet. The driveway located on Taylor Loop Road is located approximately 180 -feet from the intersection and the driveway located on Cantrell Road is located approximately 240 -feet from the intersection. Staff is not in support of the request. Although the development is proposed at a location indicated on the City's Future Land Use Plan as commercial and is located at an arterial/arterial intersection staff feels this is not an appropriate location for this use. The use is a 24-hour activity and relies on traffic for survival. Stacking on Cantrell Road at this intersection, to turn left and continue south on Taylor Loop Road, stacks beyond the eastern most strip center located on the north side of Cantrell Road; well beyond the driveway for this development on Cantrell Road. With the driveway on Cantrell Road being a full service intersection staff has concerns with customers exiting the site to travel westbound crossing the stack lane to enter the travel lane. Staff also has concerns with potential access on Taylor Loop Road. Customers accessing the site from southbound Taylor Loop Road will have to cross three (3) lanes of traffic to enter the site. This intersection stacks well beyond the applicant's proposed driveway on Taylor Loop Road. Staff does not feel this site is appropriate for the development as proposed. 1. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (AUGUST 7, 2014) The applicant was present. There were registered objectors present. Staff presented the item stating they were requesting a deferral of the item to the September 4, 2014, Public hearing. Staff stated the applicant had indicated modifications to their proposed site plan and the application request. Staff stated they needed additional time to review the new information. 10 September 4, 2014 ITEM NO.: B Cont. FILE NO.: Z-438fi-B There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant submitted a revised site plan to staff addressing staff's concerns related to access to and from the site on Cantrell and Taylor Loop Roads. The revised site plan restricts access to the site prohibiting left turns into the site from Taylor Loop Road and out of the site onto Cantrell Road. The design of the entrances provided separate driveways dedicated to inbound and outbound movements at the access points both on Cantrell and Taylor Loop Roads. A raised island will separate the movements and coupled with a narrower lane width the respective movements will provide directional control. A larger curve radius will support turning movements within the narrower lane. Channelization will be used to improve operations and safety by placing islands that force drivers to enter or exit the location. The site will be allowed left turns out onto Taylor Loop Road and left turns into the site from Cantrell Road. To ensure access to the site functions properly the applicant has agreed to make revisions to the design of the driveways and islands at Cantrell Road and Taylor Loop Road as recommended by the Arkansas Highway and Transportation Department (AHTD) and the City of Little Rock Traffic Engineering Division at the time of building permit application. Staff is supportive of the driveway locations and access to the site as proposed by the applicant. The Highway 10 Design Overlay District states there is to be a maximum, one (1) curb cut per three hundred (300) feet and no curb cut closer to an intersection than one hundred (100) feet. All property within this Overlay District will have requirements of both the underlying and Overlay Zoning District in addition to other ordinance requirements regulating the development of land. In case of conflicting standards between the DOD and other City of Little Rock Ordinances, the Overlay requirements control. The site plan indicates the placement of the drives on Cantrell and Taylor Loops Roads consistent with the typical DOD standard. The revised site plan indicates the placement of a dense evergreen planting along the southeastern portion of the site in the area nearest the homes located on Jerry Drive. Staff feels the placement of the evergreen plantings will aid in reducing any potential impact on these homes from this development. Staff feels the evergreen buffer screen will also aid in lessening the impact of traffic noise on these homes from Cantrell Road. The applicant has reduced the hours of operation for the site. The hours of operation for the convenience store are proposed from 5:00 am to midnight daily. Staff is supportive of the hours of operation proposed. Several nearby businesses operate with extended hours. These include Buffalo Wild Wings which operates from 11:00 am to 1:30 am Monday through Saturday and Sunday 11:00 am to 12:30 am and the nearby 11 September 4, 2014 ITEM NO.: B Cont. FILE NO.: Z -4386-B Kroger which operates from 6:00 am to 1:00 am daily. In addition the three (3) Shell locations on Cantrell Road are indicated on their Web sites as 24-hour stores and Burger King lists their hours of operation from 6:00 am to 11:00 pm Monday through Friday and Saturday and Sunday from 6:00 am to 1:00 am. Based on the revision to the site plan and the applicant's willingness to limit the hours of operation for the business, staff now supports the request. Staff's initial concern with the development was related to full driveway service and access on both Cantrell and Taylor Loop Roads. By eliminating the left turns in and left turns out on Taylor Loop and Cantrell Roads respectively, staff feels their concerns are mitigated. Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs, D, E and F of the agenda staff report. Staff recommends approval of the applicant's request to allow the placement of signage on the eastern fapade of the canopy without public street frontage and staff recommends approval of the request to allow the placement of signage on the eastern and western facades of the canopy with an overall sign coverage of 20 -percent of the canopy facade. PLANNING COMMISSION ACTION: (SEPTEMBER 4, 2014) The applicant was present. There were registered objectors present. Staff presented the item stating the applicant had addressed their previously raised concerns and stated they were now in support of the request. Mr. Wayne Gibson, a representative of Murphy USA, addressed the Commission on the merits of the request. He stated he had been with the company for 34+ years and in his current position since 1996. He stated the development of the convenience store would provide 10 to 15 -jobs for area residents and the payroll for this store would be $270,000 to $275,000 per year. He stated he felt the new store was economic development for Little Rock. He stated he had met with the neighborhoods on a few occasions and had listened to their concerns and implemented a number of their concerns into the site plan. He stated the store would have photometric lighting which would be low level and would have zero overspill at the property line. He stated there were 12 -pumps on-site. He stated the pumps were two (2) sided pumps. He stated this site was not a truck stop. He stated the site was located at a commercial node. He stated traffic at this location on Cantrell Road was 38,000 vehicles per day. He stated traffic to this site was pass -by traffic that the site would not generate new traffic. He stated there were 14,000 vehicles per day on Taylor Loop Road adjacent to the site. He stated convenience stores provided a service to customers who did not want to go into a full grocery store for a few convenience items. He stated the site was located at an arterial/arterial intersection and was identified as a commercial node on the City's Future Land Use Plan. 12 September 4, 2014 ITEM NO.: B (Cont.) FILE NO.: Z -4385-B Mr. Joe White of White Daters and Associates addressed the Commission on the engineering aspects of the development. He stated his firm had worked with staff to resolve their concerns related to access and buffering. He stated he felt by limiting the movements on Cantrell and Taylor Loop Roads this would allow traffic to flow better both on the site and the abutting streets. He stated the site would include a 42 -inch berm along Cantrell Road and the placement of trees as required by the DOD. He stated in addition to the 40 -foot landscape strip, the plan included an additional 20 -feet of landscaping along Cantrell Road. He stated this site was clearly a commercial node and was identified on the City's Future Land Use Plan for commercial uses. Ms. Carolyn Giggleman - McDuffy addressed the Commission in support of the request. She stated the land had been in her family for 70 -years. She stated when her family moved to the area it was rural but things had changed over the years. She stated all the development in the area was a blessing. She stated before this area developed the residents had to go to Cantrell Road and Kavanaugh Boulevard to buy groceries and necessities. She stated her family did want to sell the land but they felt selling to an Arkansas based company was a win for all concerned. Mr. Patrick Andrews addressed the Commission in opposition of the request. He stated the neighborhood was not opposed to good development which was well planned and respected the neighborhood. He provided the Commission with 370 -signatures from a signed petition in opposition of the request. He stated the Commission had also been provided several e-mails and letters in opposition of the request as well. He stated the site plan included a space for 24 -cars to fuel at one-time. He stated the concern of the residents was life and safety. He stated the location was a busy State Highway intersecting another arterial road. He stated there were high traffic volumes, high speed of vehicles and numerous access driveways onto Cantrell Road in this area. He stated there were 81 -accidents at this location in the last 5 -years. He stated there were currently 10 -schools within and adjacent to the Highway 10 corridor. He stated many of the travelers in this area were inexperienced student drivers. He stated the center turn lane was striped but did not have an island or divider to direct drivers. He stated the driveway on Jerry Drive and the northern shopping center driveway were offset, in the wrong direction. He stated gas stations and convenience stores were some of the highest traffic generating businesses. He stated the site plan was proposed with more pumps than any other station in the area. He stated left turns into the site from Cantrell Road would be allowed across three (3) lanes of traffic and left turns out onto Taylor Loop Road would also be allowed across three (3) lanes of traffic. He stated this intersection was listed by Seeing Red a recent magazine article as the 14 -most accident prone intersection in the City. Mr. Andrews stated based on the proposed site plan there were several exceptions to the Highway 10 DOD. He stated the minimum parcel size requirement was not being met. He stated the rear yard setback was less than the DOD standard. He stated the east side yard and west side yard setbacks were less than typical DOD standard. He stated the vacuum unit was located within the side yard setback on Taylor Loop Road. 13 September 4, 2014 - - FILE IVO.: Z -4386-B He stated the driveway on Cantrell Road did not comply with the minimum standards of the Subdivision and Boundary Street Ordinances. He stated the same was true of the driveway on Taylor Loop Road. He stated the drive-thru ATM did not allow sufficient stacking and the 3`d vehicle accessing the ATM would block the drive on Taylor Loop Road. Mr. Andrews stated the use was an inappropriate at this location due to the high intensity, the high traffic volume, the close proximity to surrounding residential developments and the stark contrast to moderate to low traffic generation of the existing businesses. He stated the Highway 10 DOD was created to protect and enhance the aesthetic and visual character of the lands surrounding Highway 10. He stated the DOD was to create a distinctive parkway atmosphere along Highway 10. He stated the development was in direct conflict with the purposes of the DOD. He stated Murphy USA had a proven track record of creating major eyesores, littered with additional stand-alone kiosks, all covered with advertising. Mr. Greg Williams addressed the Commission in opposition of the request. He stated his family had lived in the area since 1964. He stated the development was too intense for the acreage available. He stated if the site contained the 2 -acre minimum as dictated by the DOD then more of the development standards of the DOD could be adhered to. He stated with the fueling stations and the parking spaces available on the site a total of 42 -cars could be at this location at one time. He stated this could result in 500 -cars per hour. He stated he did not feel the site plan was complying with the minimum eight percent (8%) interior landscaping requirement. He stated traffic would be impacted if the development was approved. He questioned why a traffic impact study was not completed. He stated he felt a traffic study would clarify the impacts on traffic if the development were approved. Mr. Gary Arnold addressed the Commission in opposition. He stated he was Headmaster at Little Rock Christian Academy. He stated the site had limited access. He stated the school employed 226 -persons and served 900 -families with 1,455 -children attending the school. Mr. Ernie Peters of Peters and Associates, the applicant's traffic engineer, addressed the Commission with clarification on a few items presented. He stated a traffic study was completed for the site. He stated the study was performed to determine the impact of this development on traffic in the area and to determine if limiting the access to the site would hinder the success of the commercial business. He stated there was little to no impact on traffic traveling by the site. He stated most of the traffic to the site was pass -by traffic. Mr. Peters stated sixty-tw,) (62) percent of the traffic in the am and fifty-six (56) percent of the traffic in the pm peak was pass -by traffic. He stated this development added 77 -vehicles during the am peak and 119 -vehicles in the pm peak. He stated it was determined by the traffic; study there would be no impact on the proposed development by limiting access to the site. He stated the drives were located 14 September 4, 2014 rrL-r- IVU.: L-4:386-13 300 -feet from the intersection. He stated the center left turn lane on Taylor Loop Road was a "good" off -set and not a "bad" off -set. He stated based on the off -set there would not be turning conflicts as existed at Jerry Drive on Cantrell Road turning into the shopping center located on the north side of Cantrell Road. He stated AHTD had plans for improvements to the intersection of Cantrell and Taylor Loop Roads and the City was considering timing improvements to the signal which would improve operations at this intersection. Chairman Fountain noted for the record there were twenty-four (24) additional cards in Opposition who were not given the opportunity to speak due to the Commission's 20 -minute time limit for each side presenting. Staff stated there were a number of site within this general area which were approved as Planned Developments due to their size, setbacks or landscaping which did not comply with the development standards of the DOD. Staff stated if the development did not fully comply with the DOD then a Planned Development was the relief. Staff stated the site contained 1.8 -acres, had the 100 -foot building setback and the 40 -foot landscape strip along Cantrell Road. Staff stated although all areas of the DOD were important elements they typically required development to maintain the building setback and the landscaping and seldom supported variations from these development standards. Staff stated this area of Highway 10 was no longer rural. Staff stated the DOD did not require berms but the development was installing a berm in addition to twenty (20) additional feet of landscaping. Staff stated limiting access to the site, in their opinion, created a workable plan for the site. Mr. Gibson stated they had worked with staff to limit their concerns and to try to come into compliance with as many aspects of the DOD as allowable and still allow the development of the site. He stated the nature of the business was traffic. He stated the convenience store would not create any additional traffic but harness the existing traffic on the abutting streets. He stated he felt a 10,000 square foot center with restaurants and retail would generate more traffic than this development and at times would be more inconvenient to the neighborhood than the convenience store. There was a general discussion by the Commission concerning the development, traffic, resident's concerns and the number of stations and fueling centers in the general area. Commissioner Berry stated he felt this development was in -fill development. He stated commercial development followed roof -tops. He stated there was a delinquent balance between diversity and intensity and diversification. Chairman Fountain questioned Mr. Peters as to the number of fueling center in this area. Mr. Peter stated in five and one-half (5 1/2) miles, 1-630 to Wal -mart, there were six (6) fueling centers. It was stated of the six (6) fueling centers three (3) were on the north side of Cantrell Road and three (3) were on the south side of Cantrell Road. 15 September 4, 2014 ITEM NO.: B Cont. F1LE NO.: Z-4386-8 Once again there was a general discussion by the Commissioners concerning the type use and the location for convenience stores. It was noted this type use looked to high traffic volume intersections. The Commission noted the location was an arterial/arterial intersection and the site was indicated on the City's Future Land Use Plan as commercial. Commissioner Bubbus stated it was important for the Commission to provide consistency and fairness to all in the community. A motion was made to approve the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. The motion carried by a vote of 8 ayes, 0 noes, and 3 absent. 16 FILE NO.: Z -4386-B NAME: Murphy USA Short -form PD -C LOCATION: Located on the Southeast corner of Cantrell and Taylor Loop Roads DEVELOPER: Murphy USA 422 North Washington Eldorado, AR 71730 ENGINFER, White-Daters and Associates Attn. Joe White 24 Rahling Circle Little Rock, AR 72223 AREA: 1.8 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 1 zoning lot R-2, Single-family and PD -C Single-family and Branch bank PROPOSED USE: Convenience store with gas pumps VARIANCE/WAIVERS: None requested. A. PROPOSALIREQUEST/APPLICANT'S STATEMENT: FT. NEW STREET: 0 LF The property contains 1.8 acres located at the southeast corner of Cantrell Road and Taylor Loop Road. The property is currently zoned R-2, Single-family and PD -C. The property contains several existing residential structures and a One Banc branch. The applicant is requesting variations from the typical development standards of the Highway 10 Design Overlay District. These variations include the minimum lot size requirement and the rear and side yard building setbacks. The site contains 1.8 -acres which is less than the 2 -acre minimum lot size established by the Highway 10 DOD. The rear of the building is located 25 -feet from the southern perimeter of the site which is within the 40 -foot rear yard building setback required by the Highway 10 DOD. ILE NO.: Z-4 The building is proposed containing 3,445 square feet with a stand-alone canopy containing 10 -fueling stations. The canopy will run parallel to Cantrell Road with the front of the store facing Cantrell Road to the north. There will be ice units and a propane pad adjacent to the store with a free standing vacuum station adjacent to Taylor Loop Road. Signage is proposed on the canopy of the fueling station on the north, west and eastern facades. The eastern fapade is located without publics treet frontage. Building signage on the store is proposed along the northern and western facades, both having public street frontage. A monument sign is proposed along Cantrell Road with a maximum height of 10 -feet and a maximum sign area of 100 square feet. Driveways are proposed along Cantrell and Taylor Loop Roads. The drive on Cantrell Road is located approximately 240 -feet from the intersection. The drive on Taylor Loop Road is located 180 -feet from the intersection. The Highway 10 DOD states there is a maximum of one (1) curb cut per 300 -feet and no curb cut is allowed closer to an intersection than 100 -feet. B. EXISTING CONDITIONS: The site contains a single-family house along with a branch bank facility. There is a church located to the east on the corner of Jerry Drive and Cantrell Road. To the west on the corner of Taylor Loop Road and Cantrell Road is a branch bank. North of the site are commercial uses including two (2) strip -retail centers which both have restaurant and commercial uses. Also located to the north is a free standing restaurant user. Other uses in the area along Taylor Loop Road include offices, general and professional, dentistry and a veterinary clinic. Easter Seals Arkansas is located to the west of this site with a driveway extending from Taylor Loop Road to their facility which has Cantrell Road frontage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. Staff has also received several e-mails and phone calls in opposition of the request. All property owners located within 200 -feet of the site along with the Chenai Ridge Property Owners Association, the Pinnacle Valley Neighborhood Association, the Secluded Hills Property Owners Association, the Tulley Cove Neighborhood Association, the Westbury Neighborhood Association and the Westchester Heatherbrae Property Owners Association were notified of the public hearing. 2 FILE NO.: Z -4386-B (Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS - 1 - ONDITIONS: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 -feet from centerline will be required. 2. Taylor Loop 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. Per the Master Street Plan, at an arterial/arterial intersections and additional 10 -feet of right-of-way is required to be dedicated for a right turn lane to be constructed in the future. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be installed adjacent to Cantrell Road. 5. A grading permit in accordance with Section 29-186 (c) and (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. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveways are required by City code to be spaced 300 -feet from other driveways, streets, and intersections and 150 -feet from side property lines. A variance must be requested for the proposed driveways. 9. Provide the proposed transport fuel truck route on the site plan. 10. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 11. 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. 12. To prevent the west driveway from being blocked by waiting vehicles, the ATM should be relocated to the east side of the development. 3 FILE NO.: Z 13. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 59 -feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Cantrell Road with Taylor Loop Road. The proposed sign appears to be within the triangle after right-of-way dedications. Final sign location will be approved by Traffic Engineering during the building permit process. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Detention pond and levees cannot be constructed over existing sewer main on site. Contact Little Rock Wastewater Utility for additional information. En_ terav: Entergy has single phase electrical distribution facilities extending from west to east across this property in at least 2 locations. Contact Entergy to arrange for relocation or removal as the lot is developed. Contact Entergy, Bernard Neumeier, at 501.954.5158 for additional information. Center -Point Ene : No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be needed to provide water service to this property. 3. 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. 4. 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. 5. 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 oplans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4 LE NO.: 6. 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. 7. 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. 8. Contact Central Arkansas Water if additional fire protection or metered water service is required. 9. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water 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 Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 10. 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. 11. 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. 12. 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 Deoartment: Maintain access. Fire hydrants per code. Canopy height per code, 13 %-feet. Contact the Little Rock Fire Department for additional information. County Plug: No comment. CATA: Site is accessible by public transit on Route #25 Express route Providing service in early Am and after 4 PM on weekdays only. Out of local service area. 5 FILE NO.: Z -4386-B Cont. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: 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; criche li##lerock.ar or Mark Alderfer at 501.371.4875; malderfer0flittlerock.ora. All fuel installations are to be permitted with the State of Arkansas. Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial 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 applicant has applied for a rezoning from R-2 (Single Family District) and PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for the construction of a convenience store with gas pumps. The application is within the Highway 10 Design Overlay District. Master Street Plan: Cantrell Road is a Principal Arterial and Taylor Loop is 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. 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 along both Cantrell Road and Taylor Loop since they are both Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: 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). Class II Bike Lanes are shown along Taylor Loop. Class II Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape 1. Site plan must comply with the City's 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 0 FILE NO.: Z -4386-B (Cont. 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. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. 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 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. 4. The property to the south is zoned R-2, Single-family. The Highway 10 DOD rear yard requirement shall not be less than forty (40) feet. Rear and side yards shall have a landscaped buffer averaging a minimum of twenty-five (25) feet from the property line. Screening and landscape requirements will need to comply. 5. 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. 6. All ground -mounted mechanical systems and trash receptacles and pickup shall be oriented away from a primary street side of the property and screened from the public right-of-way. Ground -mounted mechanical systems and trash receptacles shall be placed adjacent to alleys if alleys are available. 7. A landscape irrigation system shall be required as per Highway 10 DOD site design and development standards. 8. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 9. 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. 7 FILE NO.: Z -4386-B (Cont. G SUBDIVISION COMMITTEE COMMENT: (July 16, 2014) Mr. Joe White, White-Daters and Associates, was present representing the request. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff questioned details for the proposed signage plan, ground and building signage and details of the proposed building construction. Staff also stated they would recommend a berm be placed within the front landscape area even though there were other options for screening. Staff requested any perimeter fencing be placed on the site plan with a note indicating the total height and construction material. Public Works comments were addressed. Staff stated dedication of right of way was required on the abutting streets to comply with the Master Street Plan. Staff stated a right turn lane was required on Taylor Loop Road and a sidewalk was required along Cantrell Road. Staff stated the driveway spacing did not comply with the minimum standards of the subdivision and boundary street ordinances. Staff stated to allow the drives as indicated would require a variance. Staff stated the sign location appeared to be within the sight triangle located at the intersection of Cantrell and Taylor Loop Roads. Landscape comments were addressed. Staff stated the site was located within the Highway 10 DOD which required a 40 -foot landscape strip along Cantrell Road. Staff stated they would prefer the applicant include a berm to screen the proposed parking lot area along Cantrell Road. Staff noted a minimum landscape strip averaging 25 -feet was required along the eastern and southern perimeters. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the July 16, 2014, Subdivision Committee meeting. The revised plan has included the proposed signage plan, indicating a berm within the front landscaped area and indicated the proposed perimeter fencing. The revised plan indicates an additional dedication of right of way as requested by Public Works staff and relocated the proposed sign along Cantrell Road outside the sight triangle area. The applicant is seeking to rezone the site from R-2, Single-family and PD -C to allow the development of this 1.8 -acre parcel with a convenience store with gas pumps. The building is proposed containing 3,445 square feet with a stand-alone gas canopy containing 10 -fueling stations. The gas canopy will run parallel to Cantrell Road and the front of the store will face Cantrell Road as well. 91 FILE NO.: Z -4386-B (Cont. There will be ice units and a propane pad adjacent to the store with a free standing vacuum station adjacent to Taylor Loop Road. Access to the site is from driveways on Cantrell Road and Taylor Loop Road. The site is located within the Highway 10 Design Overlay District which has specific development criteria. Per the site design and development standards of the DOD there is to be a minimum development tract size of not less than two (2) acres. The front yard building setback is to be a minimum of 100 -feet along Cantrell Road. The rear yard building setback is to be 40 -feet and the side yard setback is to be 30 -feet. The DOD outlines the landscaping requirements. The frontage along Highway 10 is to be landscaped within a 40 -foot landscape buffer. Side and rear yards are to have a landscape buffer averaging a minimum of twenty-five (25) feet from the property line. Where such yard abuts a public right of way a fifteen foot landscape strip is required adjacent to lands zoned Office or residential. A seven (7) foot landscape buffer is allowed where adjacent to lands zoned commercial. The site plan as submitted indicates the placement of a 40 -foot landscape buffer along Cantrell Road. The plan also includes a note stating a berm will be installed within the street buffer area. The site plan includes the placement of a 25 -foot average landscape strip along the eastern and southern perimeters of the site. The street buffer along Taylor Loop Road is indicated at 9 -feet which complies with the minimum requirements of the landscape ordinance. The building setback along the southern perimeter encroaches into the 40 -foot rear yard building set back as typically required by the DOD. The proposed ATM is also located within the 40 -foot rear yard building setback of the DOD. The canopy along Cantrell Road appears to encroach into the 100 -foot building setback typically required along Cantrell Road. The vacuum unit is located along Taylor Loop Road within the 25 -foot setback. The site plan indicates the placement of a monument sign 6 -feet in height and 72 -square feet in area on both Cantrell and Taylor Loop Roads. The signs are proposed at the driveway entrance on each street. The building facades proposed with signage are the northern and western facades abutting the public streets. The front of the store will contain the company name and logo. The canopy signage is proposed along the Cantrell fagade of the canopy covering 7.5 -percent of the fagade area. Canopy signage will also be placed on the east and west facades for visibility from Cantrell Road on the east (without pubic street frontage) and Taylor Loop Road on the west. The signage is proposed at 20 -percent of the northern and southern facades. The ordinance typically allows a maximum of 10 -percent of the facade area to be covered with signage. The general notes section of the site plan states the store will be open 24 -hours per day 7 -days per week. The hours of garbage collection are limited to 7 am to 6 pm, daily. The dumpster is to be screened with an eight (8) foot opaque 0 FILE NO.; Z -4385-B screening fence. The maximum building height proposed is 35 -feet. All site lighting will be low level and directional, directed downward and into the site. The request includes a variance from the typical driveway spacing criteria of the Subdivision and Master Street Plan ordinances and the Highway 10 DOD, The Overlay states there is to be one (1) curb cut per 300 feet and no curb cut is allowed closer to an intersection than 100 -feet. The driveway located on Taylor Loop Road is located approximately 180 -feet from the intersection and the driveway located on Cantrell Road is located approximately 240 -feet from the intersection. Staff is not in support of the request. Although the development is proposed at a location indicated on the City's Future Land Use Plan as commercial ands located at an arterial/arterial intersection staff feels this is not an appropriate location for this use. The use is a 24-hour activity and relies on traffic for survival. Stacking on Cantrell Road at this intersection, to turn left and continue south on Taylor Loop Road, stacks beyond the eastern most strip center located on the north side of Cantrell Road; well beyond the driveway for this development on Cantrell Road. With the driveway on Cantrell Road being a full service intersection staff has concerns with customers exiting the site to travel westbound crossing the stack lane to enter the travel lane. Staff also has concerns with potential access on Taylor Loop Road. Customers accessing the site from southbound Taylor Loop Road will have to cross three (3) lanes of traffic to enter the site. This intersection stacks well beyond the applicant's proposed driveway on Taylor Loop Road. Staff does not feel this site is appropriate for the development as proposed. I. STAFF RECOMMENDATION: Staff recommends denial of the request PLANNING COIVIMI55ION ACTION: (AUGUST 7, 2014) The applicant was present. There were registered objectors present. Staff presented the item stating they were requesting a deferral of the item to the September 4, 2014, public hearing. Staff stated the applicant had indicated modifications to their proposed site plan and the application request. Staff stated they needed additional time to review the new information. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 10 LE NO.: Z-43 STAFF UPDATE. The applicant submitted a revised site plan to staff addressing staff's concerns related to access to and from the site on Cantrell and Taylor Loop Roads. The revised site plan restricts access to the site prohibiting left turns into the site from Taylor Loop Road and out of the site onto Cantrell Road. The design of the entrances provided separate driveways dedicated to inbound and outbound movements at the access points both on Cantrell and Taylor Loop Roads. A raised island will separate the movements and coupled with a narrower lane width the respective movements will provide directional control. A larger curve radius will support turning movements within the narrower lane. Channelization will be used to improve operations and safety by placing islands that force drivers to enter or exit the location. The site will be allowed left turns out onto Taylor Loop Road and left turns into the site from Cantrell Road. To ensure access to the site functions properly the applicant has agreed to make revisions to the design of the driveways and islands at Cantrell Road and Taylor Loop Road as recommended by the Arkansas Highway and Transportation Department (AHTD) and the City of Little Rock Traffic Engineering Division at the time of building permit application. Staff is supportive of the driveway locations and access to the site as proposed by the applicant. The Highway 10 Design Overlay District states there is to be a maximum, one (1) curb cut per three hundred (300) feet and no curb cut closer to an intersection than one hundred (100) feet. All property within this Overlay District will have requirements of both the underlying and Overlay Zoning District in addition to other ordinance requirements regulating the development of land. In case of conflicting standards between the DOD and other City of Little Rock Ordinances, the Overlay requirements control. The site plan indicates the placement of the drives on Cantrell and Taylor Loops Roads consistent with the typical DOD standard. The revised site pian indicates the placement of a dense evergreen planting along the southeastern portion of the site in the area nearest the homes located on Jerry Drive. Staff feels the placement of the evergreen plantings will aid in reducing any potential impact on these homes from this development. Staff feels the evergreen buffer screen will also aid in lessening the impact of traffic noise on these homes from Cantrell Road. The applicant has reduced the hours of operation for the site, The hours of operation for the convenience store are proposed from 5:00 am to midnight daily. Staff is supportive of the hours of operation proposed. Several nearby businesses operate with extended hours. These include Buffalo Wild Wings which operates from 11:00 am to 1:30 am Monday through Saturday and Sunday 11:00 am to 12;30 am and the nearby Kroger which operates from 6:00 am to 1:00 am daily. In addition the three (3) Shell locations on Cantrell Road are indicated on their Web sites as 24-hour stores and Burger King lists their hours of operation from 5:00 am to 11:00 pm Monday through Friday and Saturday and Sunday from 6:00 am to 1:00 am. 11 FILE NO.: Z -4386-B (Cont Based on the revision to the site plan and the applicant's willingness to limit the hours of operation for the business, staff now supports the request. Staff's initial concern with the development was related to full driveway service and access on both Cantrell and Taylor Loop Roads. By eliminating the left turns in and left turns out on Taylor Loop and Cantrell Roads respectively, staff feels their concerns are mitigated. Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs, D, E and F of the agenda staff report. Staff recommends approval of the applicant's request to allow the placement of signage on the eastern facade of the canopy without public street frontage and staff recommends approval of the request to allow the placement of signage on the eastern and western facades of the canopy with an overall sign coverage of 20 -percent of the canopy facade. PLANNING COMMISSION ACTION: (SEPTEMBER 4, 2014) The applicant was present. There were registered objectors present. Staff presented the item stating the applicant had addressed their previously raised concerns and stated they were now in support of the request. Mr. Wayne Gibson, a representative of Murphy USA, addressed the Commission on the merits of the request. He stated he had been with the company for 34+ years and in his current position since 1996. He stated the development of the convenience store would provide 10 to 15 jobs for area residents and the payroll for this store would be $270,000 to $275,000 per year. He stated he felt the new store was economic development for Little Rock. He stated he had met with the neighborhoods on a few occasions and had listened to their concerns and implemented a number of their concerns into the site plan. He stated the store would have photometric lighting which would be low level and would have zero overspill at the property line. He stated there were 12 -pumps on-site. He stated the pumps were two (2) sided pumps. He stated this site was not a truck stop. He stated the site was located at a commercial node. He stated traffic at this location on Cantrell Road was 38,000 vehicles per day. He stated traffic to this site was pass -by traffic that the site would not generate new traffic. He stated there were 14,000 vehicles per day on Taylor Loop Road adjacent to the site. He stated convenience stores provided a service to customers who did not want to go into a full grocery store for a few convenience items. He stated the site was located at an arterial/arterial intersection and was identified as a commercial node on the City's Future Land Use Plan. Mr. Joe White of White Daters and Associates addressed the Commission on the engineering aspects of the development. He stated his firm had worked with staff to resolve their concerns related to access and buffering. He stated he felt by limiting the movements on Cantrell and Taylor Loop Roads this would allow traffic to flow better both on the site and the abutting streets. He stated the site would include a 42 -inch 12 NO.: Z -4386-B (Cont. berm along Cantrell Road and the placement of trees as required by the DOD. He stated in addition to the 40 -foot landscape strip, the plan included an additional 20 -feet of landscaping along Cantrell Road. He stated this site was clearly a commercial node and was identified on the City's Future Land Use Plan for commercial uses. Ms. Carolyn Giggleman - McDuffy addressed the Commission in support of the request. She stated the land had been in her family for 70 -years. She stated when her family moved to the area it was rural but things had changed over the years. She stated all the development in the area was a blessing. She stated before this area developed the residents had to go to Cantrell Road and Kavanaugh Boulevard to buy groceries and necessities. She stated her family did want to sell the land but they felt selling to an Arkansas based company was a win for all concerned. Mr. Patrick Andrews addressed the Commission in opposition of the request. He stated the neighborhood was not opposed to good development which was well planned and respected the neighborhood. He provided the Commission with 370 -signatures from a signed petition in opposition of the request. He stated the Commission had also been provided several e-mails and letters in opposition of the request as well. He stated the site plan included a space for 24 -cars to fuel at one-time. He stated the concern of the residents was life and safety. He stated the location was a busy State Highway intersecting another arterial road. He stated there were high traffic volumes, high speed of vehicles and numerous access driveways onto Cantrell Road in this area. He stated there were 81 -accidents at this location in the last 5 -years. He stated there were currently 10 -schools within and adjacent to the Highway 10 corridor. He stated many of the travelers in this area were inexperienced student drivers. He stated the center turn lane was striped but did not have an island or divider to direct drivers. He stated the driveway on Jerry Drive and the northern shopping center driveway were offset, in the wrong direction. He stated gas stations and convenience stores were some of the highest traffic generating businesses. He stated the site plan was proposed with more pumps than any other station in the area. He stated left turns into the site from Cantrell Road would be allowed across three (3) lanes of traffic and left turns out onto Taylor Loop Road would also be allowed across three (3) lanes of traffic. He stated this intersection was listed by Seeing Red a recent magazine article as the 14 -most accident prone intersection in the City. Mr. Andrews stated based on the proposed site plan there were several exceptions to the Highway 10 DOD. He stated the minimum parcel size requirement was not being met. He stated the rear yard setback was less than the DOD standard. He stated the east side yard and west side yard setbacks were less than typical DOD standard. He stated the vacuum unit was located within the side yard setback on Taylor Loop Road. He stated the driveway on Cantrell Road did not comply with the minimum standards of the Subdivision and Boundary Street Ordinances. He stated the same was true of the driveway on Taylor Loop Road. He stated the drive-thru ATM did not allow sufficient stacking and the 3rd vehicle accessing the ATM would block the drive on Taylor Loop Road. 13 FILE NO.. Z -4386-B {Cont. Mr. Andrews stated the use was an inappropriate at this location due to the high intensity, the high traffic volume, the close proximity to surrounding residential developments and the stark contrast to moderate to low traffic generation of the existing businesses. He stated the Highway 10 DOD was created to protect and enhance the aesthetic and visual character of the lands surrounding Highway 10. He stated the DOD was to create a distinctive parkway atmosphere along Highway 10. He stated the development was in direct conflict with the purposes of the DOD. He stated Murphy USA had a proven track record of creating major eyesores, littered with additional stand-alone kiosks, all covered with advertising. Mr. Greg Williams addressed the Commission in opposition of the request. He stated his family had lived in the area since 1964. He stated the development was too intense for the acreage available. He stated if the site contained the 2 -acre minimum as dictated by the DOD then more of the development standards of the DOD could be adhered to. He stated with the fueling stations and the parking spaces available on the site a total of 42 -cars could be at this location at one time. He stated this could result in 500 -cars per hour. He stated he did not feel the site plan was complying with the minimum eight percent (8%) interior landscaping requirement. He stated traffic would be impacted if the development was approved. He questioned why a traffic impact study was not completed, He stated he felt a traffic study would clarify the impacts on traffic if the development were approved. Mr. Gary Arnold addressed the Commission in opposition. He stated he was Headmaster at Little Rock Christian Academy. He stated the site had limited access. He stated the school employed 226 -persons and served 900 -families with 1,455 -children attending the school. Mr. Ernie Peters of Peters and Associates, the applicant's traffic engineer, addressed the Commission with clarification on a few items presented. He stated a traffic study was completed for the site. He stated the study was performed to determine the impact of this development on traffic in the area and to determine if limiting the access to the site would hinder the success of the commercial business. He stated there was little to no impact on traffic traveling by the site, He stated most of the traffic to the site was pass -by traffic. Mr. Peters stated sixty-two (62) percent of the traffic in the am and fifty-six (56) percent of the traffic in the pm peak was pass -by traffic. He stated this development added 77 -vehicles during the am peak and 119 -vehicles in the pm peak. He stated it was determined by the traffic study there would be no impact on the proposed development by limiting access to the site. He stated the drives were located 300 -feet from the intersection. He stated the center left turn lane on Taylor Loop Road was a "good" off -set and not a "bad" off -set. He stated based on the off -set there would not be turning conflicts as existed at Jerry Drive on Cantrell Road turning into the shopping center located on the north side of Cantrell Road. He stated AHTD had plans for improvements to the intersection of Cantrell and Taylor Loop Roads and the City was considering timing improvements to the signal which would improve operations at this intersection. 14 LLENO.: Z Chairman Fountain noted for the record there were twenty-four (24) additional cards in Opposition who were not given the opportunity to speak due to the Commission's 20 -minute time limit for each side presenting. Staff stated there were a number of site within this general area which were approved as Planned Developments due to their size, setbacks or landscaping which did not comply with the development standards of the DOD. Staff stated if the development did not fully comply with the DOD then a Planned Development was the relief. Staff stated the site contained 1.8 -acres, had the 100 -foot building setback and the 40 -foot landscape strip along Cantrell Road. Staff stated although all areas of the DOD were important elements they typically required development to maintain the building setback and the landscaping and seldom supported variations from these development standards. Staff stated this area of Highway 10 was no longer rural. Staff stated the DOD did not require berms but the development was installing a berm in addition to twenty (20) additional feet of landscaping. Staff stated limiting access to the site, in their opinion, created a workable plan for the site. Mr. Gibson stated they had worked with staff to limit their concerns and to try to come into compliance with as many aspects of the DOD as allowable and stili allow the development of the site. He stated the nature of the business was traffic. He stated the convenience store would not create any additional traffic but harness the existing traffic on the abutting streets. He stated he felt a 10,000 square foot center with restaurants and retail would generate more traffic than this development and at times would be more inconvenient to the neighborhood than the convenience store, There was a general discussion by the Commission concerning the development, traffic, resident's concerns and the number of stations and fueling centers in the general area. Commissioner Berry stated he felt this development was in -till development. He stated commercial development followed roof -tops. He stated there was a delinquent balance between diversity and intensity and diversification. Chairman Fountain questioned Mr. Peters as to the number of fueling center in this area. Mr. Peter stated in five and one-half (5'/) miles, 1-630 to Wal -mart, there were six (6) fueling centers. It was stated of the six (6) fueling centers three (3) were on the north side of Cantrell Road and three (3) were on the south side of Cantrell Road. Once again there was a general discussion by the Commissioners concerning the t use and the location for convenience stores. It was noted this ygh traffic volume intersections. The Commission noted the location was an arterial/arterial intersection and the site was indicated on the City's Future land Use Plan as commercial. Commissioner Bubbus stated it was important for the Commission to provide consistency and fairness to all in the community. A motion was made to approve the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. The motion carried by a vote of 8 ayes, 0 noes, and 3 absent. 15 ITEM NO.: 3. Z -4386-B NAME: Murphy USA Short -form PCD LOCATION: located on the Southeast corner of Cantrell and Taylor Loop Roads Planning Staff Comments: 1. Provide notification of all property owners located within 200 -feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than July 23, 2014. The Office of Planning and Development must receive the proof of notice no later than August 1, 2014. 2. Provide the route of the fuel truck on the site plan. 3. Provide the location of the proposed building signage including the location of signage and the percentage of facade area proposed with signage on the primary structure. 4. Provide the location of fuel canopy signage and the percentage of fagade area proposed with signage. (Typically exceeds the allowable area.) 5. Provide the total height and total sign area proposed for the ground mounted sign. The Highway 10 DOD allows for a maximum sign height of 6 -feet and a maximum I sign area of 72 -square feet for single tenant signs. 6. Will there be an area of outdoor dining for the convenience store? If so note the location of the site plan. 7. A note on the site plan indicates the hours of dumpster service will be limited to 7 am to 6 pm. 8. The dumpster is located within the 30 -foot side yard setback along the eastern perimeter. 9. The vacuum unit should be relocated away from Taylor Loop Road. 10. Will the ATM have a covered/canopy over the unit? 11. The fuel canopy is located within the 100 -foot building setback required along Highway 10. 12. The Highway 10 DOD requires within the front yard area a berm or landscape plantings to screen the parking lot area. Staff recommends the development provide a berm instead of the plantings. The detention is located within the front landscaped area. 13. Will perimeter fencing be placed on the site? If so provide a note on the site plan indicating the location, construction material and total height. 14. Provide the proposed construction materials for the building. Will the building be a 4 -sided building, with a finish other than metal on all sides? Item # 3. Variance/Waivers: A variance for the driveway locations and widths which do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Public Works Conditions: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 -feet from centerline will be required. 2. Taylor Loop 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. Per the Master Street Plan, at an arterial/arterial intersections and additional 10 -feet of right-of-way is required to be dedicated for a right turn lane to be constructed in the future. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 4. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be installed adjacent to Cantrell Road, 5. A grading permit in accordance with Section 29-186 (c) and (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. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveways are required by City code to be spaced 300 -feet from other driveways, streets, and intersections and 150 -feet from side property lines. A variance must be requested for the proposed driveways. 9. Provide the proposed transport fuel truck route on the site plan. 10.On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 11. 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. 12. To prevent the west driveway from being blocked by waiting vehicles, the ATM should be relocated to the east side of the development. 13. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 -feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Cantrell Road with Taylor Loop Road. The proposed sign appears to be within the triangle after right-of-way dedications. Final sign location will be approved by Traffic Engineering during the building permit process. Item # 3. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Detention pond and levees cannot be constructed over existing sewer main on site. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy has single phase electrical distribution facilities extending from west to east across this property in at least 2 locations. Contact Entergy to arrange for relocation or removal as the lot is developed. Contact Entergy, Bernard Neumeier, at 501.954.5158 for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water' 1 2 3 4. 5 6 7. 8. 9. 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 the 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 if additional fire protection or metered water service is required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly Item # 3. must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.12 would like to discuss backflow prevention requirements for this project. 26 if you 10. 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. 11. 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. 12. 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: Maintain access. Fire hydrants per code. Canopy height per code, 13 f2 -feet. Contact the Little Rock Fire Department for additional information. Count Plannin No comment. LATA: Site is accessible by public transit on Route #25 Express route providing service in early Am and after 4 PM on weekdays only. Out of local service area. Parks and Recreation: No comment received. Buildin 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; crich Wa),littlerock.org or Mark Alderfer at 501.371.4875; malderFer Iittlerock.ora. All fuel installations are to be permitted with the State of Arkansas. Plannin Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial cate includes a broad range of retail and wholesale -sales of e products, gory and professional services, and general business activities. Commercial activitiescvary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from R-2 (Single Family District) and PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for the construction of a convenience store with gas pumps. The application is within the Highway 10 Design Overlay District. Item # 3. Master Street Plan: Cantrell Road is a Principal Arterial and Taylor Loop is 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. 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 along both Cantrell Road and Taylor Loop since they are both Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bic cle Plan: 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). Class II Bike Lanes are shown along Taylor Loop. Class II Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape. 1. Site plan must comply with the City's 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 c,;uch 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. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature:. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (B) 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. 4. The property to the south is zoned R-2, Single-family. The Highway 10 DOD rear yard requirement shall not be less than forty (40) feet. Rear and side yards shall have a landscaped buffer averaging a minimum of twenty-five (25) feet from the property line. Screening and landscape requirements will need to comply. 5. 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 Item # 3. be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 6. All ground -mounted mechanical systems and trash receptacles and pickup shall be oriented away from a primary street side of the property and screened from the public right-of-way. Ground -mounted mechanical systems and trash receptacles shall be placed adjacent to alleys if alleys are available. 7. A landscape irrigation system shall be required as per Highway 10 DOD site design and development standards. 8. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 9. 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. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, July 23, 2014. Item # 3.