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HomeMy WebLinkAboutZ-4745-A Staff AnalysisFILE NO.: Z -4745-A NAME: Shackleford/Kanis Short -form PD -C LOCATION: Located on the Southeast corner of Kanis Road and Shackleford Road DEVELOPER: Watters Corporation 17 Red Cedar Cove Little Rock, AR 72212 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.55 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF 0-2, Office and Institutional Zoning District Office, Public, Quasi -public 200 Restaurant with drive-through service VARIANCESIWAIVERS REQUESTED: A variance from Sections 30-43 and 31-210 to allow the drives to be located nearer the intersection than typically allowed. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT - The developer is proposing to raze the current restaurant and construct a new 1,850 square foot restaurant with drive-thru service. The site has been designed to allow one-way traffic, which maximizes the stacking lane for the drive-thru. The developer does not anticipate stacking ten (10) cars at any one time, but wishes to be conservative. As designed, cars should not back through the site and onto the arterial street. The developer is proposing to use the existing curb cuts which do not meet current code, but that currently function for the existing user. The developer is requesting a variance from the driveway spacing ordinance to allow the drives to remain. FILE NO.: Z -4745-A Cont. The hours of operation are from 5:00 am to 10:00 pm. The am peak will be the busiest time for this particular user. The developer is requesting a reduction in the typical parking required for a restaurant user. The site as designed has 14 parking spaces rather than the required 18 parking spaces. The developer anticipates that parking will not be an issue with the designed drive-thru service. B. EXISTING CONDITIONS: The site has a vacant restaurant building with a substandard parking lot. To the east of the site is a vacant parcel recently approved for a PD -C to allow a restaurant with drive-thru service for Panera Bread. The property to the east is zoned 0-3, General Office District as is the Bancorp South Bank property. 0-2, Office and Institutional District zoned property is located to the south, fronting South Shackleford Road, containing hotels, restaurant uses and the Heart Hospital. Across South Shackleford Road is property zoned PCD, 0-3, General Office District, C-2, Shopping Center District and C-3, General Commercial District which has developed with a number of uses including a convenience store, hotels, automobile dealerships and general office uses. Northeast of the site is a large insurance company office complex, Arkansas Farm Bureau, and a daycare facility, Kidco. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area property owner's representative. All property owners located within 200 -feet of the site, all residents, who could be identified, located within 300 feet of the site and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Shackleford 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. An additional 10 feet should be dedicated for the installation of a right turn lane per the Master Street Plan. 2. Kanis 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. An additional 10 feet of right-of-way should be dedicated at arterial -arterial intersections. 3. A radial dedication of right-of-way is required at the intersection of Shackleford Road and Kanis Road. 4. Sidewalks with appropriate handicap ramps are required to be installed along Shackleford Road and Kanis Road in accordance with Section 31-175 2 FILE NO.: Z -4745-A (Cont. of the Little Rock Code and the Master Street Plan. The sidewalk along Kanis Road should be installed at the new right-of-way line. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Shackleford Road including a right turn lane and 5 -foot sidewalks with the planned development. The right turn lane should be installed with a 35 -foot radius as shown on the drawing provided by staff. A right turn island will not be installed at this location. The existing traffic signal pole and mast arm will be required to be relocated. No signal loops exists at this intersection. Video detection is used. Contact Bill Henry pertaining to location of traffic signal pole and mast arm at 379-1816. 6. Submit a Traffic Study for the proposed project. Study should address trip generation and stacking space for the development and also should take into account existing and projected traffic growth. 7. Stormwater detention will not apply to the proposed development. 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway onto Kanis Road should be right in and right out only with a directional median as shown on staff provided plan. The width of driveway must not exceed 36 feet. 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 11. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 12. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project on the north side of Kanis Road. Contact Little Rock Wastewater Utility for additional information. Entergy: A 30 -foot overhead easement is required along the street sides of the proposed development. Contact Entergy for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire 3 FILE NO.* Z -4745-A (C Department needs to evaluate this site to determine whether additional public and/or private 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. Contact Central Arkansas Water regarding the size and location of the water meter. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZ assembly, 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 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Maintain a 20 -foot minimum access around the sites perimeter. County Planning: No comment. LATA: Approved as submitted. The site is located on CATA Bus Route #3, the Baptist Medical Center Route. Parks and Recreation: No comment received. F. ISSUESITECHNICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a Planned Commercial Development to allow the development of 0.55 acres with a restaurant containing drive-thru service. Master Street Plan: Kanis Road and Shackleford Road are both Minor Arterials. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on these roads since they are Minor Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicvcle Plan: There are no bike routes shown in the immediate vicinity. Cl FILE NO.: Z -4745-A Cont. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The landscape ordinance requires a nine -foot (9') wide perimeter landscape strip around the sites entirety. This amount should be present after all the required right-of-way dedication. The right of way area cannot counts toward this minimal City ordinance requirement. A variance from this ordinance requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 3. A small amount of building landscaping will be required. 4. The dumpster must be located outside of the nine foot (9') perimeter landscape strip. G. SUBDIVISION COMMITTEE COMMENT: (September 15, 2011) Mr. Joe White of White Daters and Associates was present representing the developer. Staff stated there were few outstanding technical issues associated with the request. Staff requested Mr. White provide a signage plan for the development. Staff also stated the three (3) parking spaces located along the western portion of the building were to be signed as employee parking only. Staff stated the planting strips were indicated less than the typical ordinance standard and requested Mr. White provide the calculations for the landscaped areas to ensure the ordinance standards were being met. Public Works comments were addressed. Staff stated the turn lane on South Shackleford Road was not designed properly and provided Mr. White with a sketch of the alignment City staff would prefer to be constructed. Staff suggested Mr. White contact the City Traffic Engineer for additional information. Staff also requested a traffic study be conducted. Mr. White questioned this comment. He stated traffic studies were expensive and time consuming. Staff suggested Mr. White contact the City's Traffic Engineer to see if there was other information, which could be provided in -lieu of a traffic study to provide traffic projections for the site. Landscaping comments were addressed. Staff stated there were a number of areas the site plan appeared to be deficient. Staff noted the previous comment which requested landscape area calculations be provided to ensure the Landscape Ordinance requirements were being met. The applicant was advised to respond to staff issues by September 21, 2011. The Committee determined there were no other issues and forwarded the item to the full Commission. FILE NO.: Z -4745-A H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the September 15, 2011, Subdivision Committee meeting. The applicant has indicated the perimeter landscaping will comply with the minimum standards of the landscape and buffer ordinances. The revised plan has not addressed staff's concern related to the driveway along Kanis Road. The request is to rezone the site from 0-2, Office and Intuitional to PD -C to allow the redevelopment of this site. The developer is proposing to raze the current restaurant to allow construction of a new 1,850 square foot restaurant with drive-thru service. The site plan is designed to allow one-way traffic to maximize the stacking lane for the drive-thru. The hours of operation are from 5:00 am to 10:00 pm. The am peak will be the busiest time for this particular user. The signage plan has been provided. The site will containing building signage consistent with signage allowed in commercial zones or a maximum of ten percent (10%) of the fagade area abutting the public streets. A single pole sign will be placed on the site. The sign will have a maximum height of 36 -feet and a maximum sign area of 160 square feet. This is also consistent with signage allowed in commercial zones. The developer is requesting a reduction in the typical parking required for a restaurant user. The site as designed has 14 parking spaces rather than 18 parking spaces, which is typically required by the zoning ordinance. The developer anticipates that parking will not be an issue with the designed drive-thru service. The developer has provided staff with traffic counts for Dunkin Donut's operation from a Memphis store. Based on this store the site is just over half capacity on the drive through window. Based on 60 cars using 35 seconds at the pick-up window, the store is using 60 percent of the capacity of the drive-through lane. The Memphis store has a seven car maximum number in the drive through lane during the peak hour. This site allows a stacking of ten cars with room for an additional four cars stacked across the front of the store. Staff feels the traffic projections provided by the applicant will be near the projections for this site. Staff does not feel the automobiles will cause any stacking onto the City's public street. Staff feels the approval should be limited to Dunkin Donut's and any future user should be reviewed as a revision to the PCD. The developer is proposing to use the existing curb cuts which do not meet current code, but that currently function for the existing user. The developer is requesting a variance from the driveway spacing ordinance to allow the drives to remain. The site plan indicates a left turn out on Kanis Road which staff does not support. Although left turns are currently permitted staff does not feel with the redevelopment of the site left turns should continued to be permitted. The 0 FILE NO.: Z -4745-A existing traffic at this intersection stacks which does not allow sufficient area for persons to safely pull out and make the left turn. Although staff is generally supportive of the request based on the applicant's request to allow a full service driveway on Kanis Road as indicated on the site plan staff cannot support the project. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (OCTOBER 6, 2011) Mr. Joe White was present representing the request. There were no registered objectors present. Staff introduced the item. Mr. White requested a deferral of the item to the November 17, 2011, public hearing. There was no further discussion of the item. The chair entertained a motion for approval of the deferral request to the November 17, 2011, public hearing. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: Staff has had conversations with the applicant concerning this request but the applicant has not provided staff with a revised site plan. Based on the current site plan, which continues to allow a full service driveway on Kanis Road, staff cannot support the project. Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION- (NOVEMBER 17, 2011) The applicant was present. There were no registered objectors present. Staff stated the applicant had submitted a revised site plan to them, which included the purchase of property to the east from Bankcorp South. Staff stated this allowed the applicant to gained access to the existing driveway serving Bankcorp South from Kanis Road. Staff stated the revised plan also included the placement of a right in/right out driveway onto Kanis Road on the applicant's property near the eastern property line. Staff stated the applicant was requesting an in -lieu contribution be made to the City for the required street improvements to Shackleford Road which was the placement of a right turn lane. Staff stated they were supportive of the applicant current site plan and the applicant's request for the payment of the 15% in -lieu contribution or the cost of constructing the right turn lane which ever was less. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in 7 FILE NO_- Z -4745-A paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request from Sections 30-43 and 31-210 to allow the drives located on the abutting streets as indicated on the site plan. There was no further discussion of the item. The Chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. ITEM NO.: 7, Z -4745-A NAME: Shackleford/Kanis Short -form PD -C LOCATION: located on the Southeast corner of Kanis Road and Shackleford Road Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than September 21, 2011. The Office of Planning and Development must receive the proof of notice no later than September 30, 2011. 2. Provide details of the proposed building signage including the facades proposed for signage and the percentage of facade to be covered by signage. 3. Provide details of any proposed ground signage including location, total height and total sign area. 4. The order menu board must be screened per Section 36-298(1)(a). 5. The parking on the west side of the building must be signed for employee parking only. 6. The site plan indicates the placement of 14 parking spaces. Based on a restaurant use a total of 18 spaces would typically be required. 7. Are there alternative uses being requested for the site or is the approval for this specific restaurant user. 8. The planting strips are less than typically allowed per the landscape ordinance. Areas may be transferred within the site. Provide the calculations for the landscaped areas to ensure the total required landscaping is being met. 9. All site lighting must be low level and directional, directed downward and into the site. Variance/Waivers: 5 -year deferral of street improvements to Kanis Road Public Works Conditions: 1. Shackleford 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. An additional 10 feet should be dedicated for the installation of a right turn lane per the Master Street Plan. 2. Kanis 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. An additional 10 feet of right- of-way should be dedicated at arterial -arterial intersections. 3. A radial dedication of right-of-way is required at the intersection of Shackleford Road and Kanis Road. 4. Sidewalks with appropriate handicap ramps are required to be installed along Shackleford Road and Kanis Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. The sidewalk along Kanis Road should be Item # 7. installed at the new right-of-way line. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Shackleford Road including a right turn lane and 5 -foot sidewalks with the planned development. The right turn lane should be installed with a 35 foot radius as shown on the drawing provided by staff. A right turn island will not be installed at this location. The existing traffic signal pole and mast arm will be required to be relocated. No signal loops exists at this intersection. Video detection is used. Contact Bill Henry pertaining to location of traffic signal pole and mast arm at 379-1816. 6. Submit a Traffic Study for the proposed project. Study should address trip generation and stacking space for the development and also should take into account existing and projected traffic growth. 7. Stormwater detention will not apply to the proposed development. 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway onto Kanis Road should be right in and right out only with a directional median as shown on staff provided plan. The width of driveway must not exceed 36 feet. 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 11. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 12.Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project on the north side of Kanis Road. Contact Little Rock Wastewater Utility for additional information. Entergy: A 30 -foot overhead easement is required along the street sides of the proposed development. Contact Entergy for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private 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. Contact Central Arkansas Water regarding the size and Item # 7. location of the water meter. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZ assembly, 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 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Maintain a 20 -foot minimum access around the sites perimeter. County Planning: No comment. CATA: Approved as submitted. The site is located on CATA Bus Route #3, the Baptist Medical Center Route. Parks and Recreation: No comment received. Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a Planned Commercial Development to allow the development of 0.55 acres with a restaurant containing drive-thru service. Master Street Plan: Kanis Road and Shackleford Road are both Minor Arterials. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on these roads since they are Minor Arterials. These streets may require dedication of right-of- way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The landscape ordinance requires a nine -foot (9') wide perimeter landscape strip around the sites entirety. This amount should be present after all the required right- of-way dedication. The right of way area cannot counts towards this minimal City ordinance requirement. A variance from this ordinance requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 3. A small amount of building landscaping will be required. 4. The dumpster must be located outside of the nine foot (9') perimeter landscape strip. Revised plat/pian: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, September 21, 2011. Item # 7.