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HomeMy WebLinkAboutZ-4470-K Staff AnalysisJune 28, 2018 ITEM NO.: 7 NAME: Lots 3 and 4 Chenal Park Centre Zoning Site Plan Review LOCATION, Located at 15112 and 15104 Chenal Parkway DEVELOPER. LLEJ Lots 9 and 10 LLC P.O. Box 22407 Little Rock, AR 72204 OWNER/AUTHORIZED AGENT: LLEJ Lots 9 and 10 LLC — Leonard Bowen Grafton Tull and Associates - Agent Rl1RVFYnR- Global Surveying Consultants, Inc. 6511 Heilman Court North Little Rock, AR 72118 ENGINEER: Crafton Tull and Associates 10825 Financial Centre Parkway, Suite 300 Little Rock, AR 72211 AREA: 1.90 -acres NUMBER OF LOTS: 2 WARD: 5 PLANNING DISTRICT: 19 - Chenal CURRENT ZONING: C-2, Shopping Center District VARIANCE/WAIVERS: None requested. BACKGROUND: I L E NO.: Z-447 FT. NEW STREET: 0 LF CENSUS TRACT: 42.16 The property located in the 15000 Block of Chenal Parkway was zoned C-2, Shopping Center District by the adoption of Ordinance No. 15,530 on August 16, 1988. On November 19, 2015, the Little Rock Planning Commission approved a preliminary plat request to allow the subdivision of 6.21 -acres into four (4) commercial lots. On August 31, 2017, the Little Rock Planning Commission approved a Zoning Site Plan Review request June 28, 2018 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: Z -4470-K for the western most lot (Lot 2). A final plat for Lot 2 was recorded in January 2018. The site is being developed with a single building as approved. On November 30, 2017, the Little Rock Planning Commission approved a revision to the previously approved preliminary plat to allow the creation of five (5) lots; four (4) lots with frontage along Chenal Parkway and the fifth lot located to the north of these lots. The fifth lot was to be served via an access and utility easement. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now requesting site plan review as per Section 36-126 of the Little Rock Code of Ordinances. The applicant is requesting site plan approval for two (2) lots located in the Chenal Park Center Subdivision. Lot 3 is proposed containing a one (1) story retail building with 6,710 square feet. A drive-through window at each end of the building is proposed. The plan indicates 42 parking spaces and a service drive behind the building. The site plan also provides for an enclosed dumpster area at the rear of the lot. Cross access with Lot 4 is proposed. Lot 4 is proposed containing a one (1) story building with 7,836 square feet and a drive-through window at each end of the building. The site plan indicates 45 parking spaces. An enclosed dumpster area and service drive are indicated behind the building. Cross access with Lot 3 is proposed. Each lot is proposed with a ground mounted monument sign located within the front landscaped area. The signs are proposed with a maximum sign height of eight (8) feet and a maximum sign area of 100 square feet. B. EXISTING CONDITIONS: The property is located on the north side of Chenal Parkway near the intersection with Wellington Hills Road. Adjacent to the site the Parkway is westbound only. The site has been cleared and the building located on the western most lot is currently under construction. North of this site is an apartment development which shares an access drive with this development. South of the site, across the Chenal Parkway median, is an apartment complex currently under development. At the intersection of Chenal Parkway and Wellington Hills Road (southeast corner) a convenience store is currently under construction. C. NEIGHBORHOOD COMMENTS: All property owners located within 200 -feet of the site along with the Wellington Hills Property Owners Association were notified of the public hearing. 2 June 28, 2018 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -4470-K D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. All comments from the previous approved zoning site plan review application (Z -4470-J) apply to this application. 2. Show locations of order boards. 3. What are the proposed uses for the drive through(s)? 4. With the one-way rear drive aisle creates difficult access to the drive thru on the west side of Lot 3. 5. Sidewalks with appropriate handicap ramps should be constructed along the west side of the east access easement to the lot to the north in accordance with Section 31-175 of the Little Rock Code of Ordinances and the Master Street Plan. 6. With drive through proposed at the southeast driveway which can back vehicles into the intersection and cause vehicles to angle across the intersection, the southeast driveway should be removed. E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Sewer main extension required, with easements, if new sewer service is required for this project. Grease trap analysis required if food service on site. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. There is an existing three phase, overhead power line on the south side of Chenal Parkway near this location. There is also a three phase, overhead power line running on the east side of Wellington Hills to the west of this location. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Center oint 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. 3 June 28, 2018 SUBDIVISION ITEM NO.: 7 FILE NO.: Z -4470-K 2. 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. 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. 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. 5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 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. Fire Department, 1. Full Plan Review — Maintain Access 2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 4. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 5. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1. 4 June 28, 2018 SUBDIVISION EM NO.: 7 (Cont.) FILE NO.: Z -4470-K a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. c. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. d. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 6. 30' Tall Buildings -Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4 a. D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. c. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. d. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. 7. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 June 28, 2018 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -4470-K Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. 8. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Plannin : No comment. 0 June 28, 2018 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: 2-4470-K F. Building Codes/Landscape: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process. This project will require fully developed Architectural, Structural, Civil and MEP Plans. Contact a commercial plans examiner: Curtis Richey at 501.371.4724; cricheyCa-),littlerock.gov. Landsca e: 1. Site plan must comply with the City's landscape and buffer ordinance requirements and the Chenal Overlay District. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half ('/2) the full width requirement but in no case less than nine (9) feet. The average depth of the lot is approximately 180 linear feet. A minimum of eleven (11) foot street buffer is required between the property line and the Chenal Parkway right-of-way. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 4. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property, or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. Perimeter planting strips are required adjacent to the parking areas of Lots 3 and 4. 5. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 6. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 7. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 8. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 7 June 28, 2018 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: Z -4470-K 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. Trans ortation/Plannin : Rock Region Metro: The site is not located on a dedicated Rock Region Metro route. Planning Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: (June 6, 2018) Mr. Frank Riggins was present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff questioned the location of menu order boards and noted they were required to be screened. Staff also questioned if there would be areas of outdoor dining. Staff questioned the maximum building height and requested Mr. Riggins include the height in the general notes section of the site plan. Public Works comments were addressed. Staff stated all comments from the previous approved site plan review request would continue to apply to the development of these lots. Staff questioned the purpose of the drive-through uses and questioned the reasoning for the one-way drive within the rear of the buildings. Staff stated the drive-through at the southeast driveway could cause vehicles to stack into the access drive. Staff requested the driveway be removed. Landscaping comments were addressed. Staff stated the street buffer did not appear to be adequate to meet the typical standards of the buffer ordinance. Staff stated a landscape strip between Lots 3 and 4 was required. Mr. Riggins questioned if the area was indicated as a cross access and cross parking if the landscape strip was still required. Staff stated if the area was indicated as cross access and cross parking the landscape strip was not required. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. 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 cover letter and site plan to staff addressing some of the technical issues associated with the request raised at the June 6, June 28, 2018 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: Z -4470-K 2018, Subdivision Committee meeting. The applicant has indicated the order board for the restaurant users and is requesting a waiver of the order board screening requirement. The applicant has also indicated the maximum building height of 30 -feet. The request is for site plan review as per Section 36-126 of the Little Rock Code of Ordinances. The site plan review request is for two (2) lots located in the Chenal Park Center Subdivision. The property is zoned C-2, Shopping Center District which requires site plan review prior to development. Lot 3 is proposed containing a one (1) story retail building with 6,710 square feet. A drive-through window at each end of the building is proposed. The plan indicates 42 parking spaces and a one-way service drive behind the building. The uses for the lot have not been identified but the plan indicates two (2) drive -through -windows which could potentially include two (2) restaurant spaces. Parking for a restaurant is based on one (1) parking space per 100 gross square feet of floor area. This would result in the need for 67 parking spaces. Parking for a mixed use development is typically based on one (1) parking space per 225 gross square feet of floor area. Based on this calculation a total of 29 parking spaces would be required to serve the development. Lot 4 is proposed containing a one (1) story building with 7,836 square feet and a drive-through window at each end of the building. The applicant has stated the drive-through on the east end of the building will not be a restaurant use. The site plan indicates 45 parking spaces. Once again the uses have not been identified. Parking based on the site developing as a mixed use development (one space per 225 gross square feet of floor area) would result in the need for 34 parking spaces. Each lot is proposed with a ground mounted monument sign located within the front landscaped area. The signs are proposed with a maximum sign height of eight (8) feet and a maximum sign area of 100 square feet. Building signage is proposed on the southern fagade which is located with public street frontage. Directional signage will be placed in compliance with the typical ordinance standards. Each lot is indicated with dumpster pads behind the buildings. A note indicates the dumpster will be screened per typical ordinance standards. The applicant has also indicated the hours of dumpster service will be limited to 7 am to 6 pm Monday through Friday. June 28, 2018 SUBDIVISION NO.: 7 (Cont.) FILE NO.: Z -4470-K As previously noted the site plan includes the placement of a drive-through window on the east end of the building located on Lot 4. The revised cover letter indicates the use as a bank. The applicant is requesting this drive-through be approved for a maximum of eight (8) cars at any given time. The applicant states should the total number of cars in queue exceed eight (8) then the developer would be required to submit an alternate plan to the City to alleviate the issue. Staff is not supportive of the placement of the drive-through on the east end of the building. There is potential for cars stacking in the drive-through lanes to exceed the maximum queue and stacking out into the main access drive. In addition to serving this five (5) lot commercial development this access drive serves an adjacent apartment complex. Staff does not feel the drive-through on the east end of the building should be allowed. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (JUNE 28, 2018) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had agreed to limit the stacking at the easternmost drive-through on Lot 4 to six (6) cars and to the channelization of the southeast driveway and entrance. Staff stated they were now in support of the request. Staff presented a recommendation of 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. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes, 1 absent and 1 recusal (Commissioner Laha). 10