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HomeMy WebLinkAboutZ-5139-B Staff AnalysisFILE NO.: Z -5139-B Nom: Harvest Foods - Revised PCD LOQ: 14901 Cantrell Road DEVELOPER: ENGINEER: Shur -Value Stamps The Mehlburger Firm 12103 I-30 201 S. Izard Street Little Rock, AR 72209 Little Rock, AR 72201 AREA: 5.994 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PCD ALLOWED USES: Grocery Store PROPOSED USE: Addition of gas pumps to existing grocery store site VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On August 1, 1989, the Board of Directors passed Ordinance No. 15,718 establishing the Harvest Foods - PCD. The approved site Plan included a 42,000 square foot grocery store building and 173 parking spaces. There were two (2) a accessof , one from Cantrell Road and one fromroved Tay oroints Loop Road. A. PROPOSAL/REQUEST: The applicant proposes to revise the previously approved PCD by adding gas pumps within the existing parking area near the northeast corner of the propert , facility will include four (4) gas y• The gas pump to be located under a rano pimps and, a manned kiosk canopy supported by four (4) columns. The canopy will be 18 feet 7 inches in height and be lighted. The gas pump area will occupy 14 of the existing parking spaces. The hours of operation will coincide with the FILE NO.: Z -5139-B (Cont.) existing grocery store hours. No new ground -mounted signage is proposed. Please see the attached site plan for the existing building and parking locations and the proposed placement of the gas Pump facility. B. EXISTING CONDITIONS: The property contains the existing Harvest Foods Store development. There is a mixture of commercial, office and single family uses and zoning to the east along Taylor Loop Road, and undeveloped R-2 zoned property to the west. There are single family residences to the north across Cantrell Road, with a commercial development to the northeast. There are also single family residences to the south and southwest. C. NEIGHBORHOOD COMMENTS: The Westchester/Heatherbrae, Secluded Hills and Westbury Neighborhood Associations were notified of the public hearing_ As of this writing, staff has received no comment from the neighborhood. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Taylor Loop Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline is required. 2. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Restripe parking lot to accommodate gas pumps. 6. Cantrell has a 1998 average daily traffic count of 14,000. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L : No Comment. ARKLA: No Comment received. Southwestern Bell: No Comment received. 2 FILE NO.: Z -5139-B (Cont. Water: Contact the Water Works if additional and/or larger meters) are required. Fire Department: No Comment. Counj�y Plannin : No Comment received: CATA: Site has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The land use plan shows Commercial for this location. The applicant has applied for the revision of a current Planned Commercial Development to install a gas Pump canopy and island in a grocery store parking lot. A land use plan amendment is not required. The property in question is located in an area covered by the River Mountain Neighborhood Action Plan. One important action statement included under the Sustainable Natural Environment goal is a statement supporting the preservation of the Highway 10 Design Overlay District. The neighborhood action plan also recommends the installation of a traffic signal at the intersection of Cantrell Road and Taylor Loop Road as well as the reconstruction of Taylor Loop Road as a 4 -lane Minor Arterial from Hinson Road north to Cantrell Road. Landsca a Issues: If the interior landscape island is to be removed, it must be replaced with another interior island of equal size. G. SUBDIVISION COMMITTEE REVIEW: Frank Riggins was present, representing the application. Staff briefly described the revised PCD application. Staff noted that the gas pump canopy should be moved back to meet the 100 foot front setback, as typically required by the Highway 10 Overlay District. This would also not eliminate any interior landscaping. Mr. Riggins noted that the structure would be moved back to meet the 100 foot front setback. Staff suggested that the canopy moved to the second row of parkin and gas pumps be g (from the east) to 3 FILE NO.: Z -5139-B (Cont.) H I. provide better circulation. This issue was briefly discussed. Mr.Riggins noted that elevations of the proposed canopy structure would be provided. Mr. Riggins also noted that there would be no additional ground -mounted signage proposed. He noted that there would be wall -mounted signage, attached to the canopy structure. After the brief discussion, the Committee forwarded the revised PCD to the full Commission for resolution. ANALYSIS: The applicant submitted a revised site plan to staff on October 11, 2000. The revised plan provides for the 100 foot front building setback as typically required by the Highway 10 Overlay District. The revised plan also shows that no interior landscaping will be eliminated with the proposed gas pump facility. Public Works has reviewed the revised site plan and feels that there will be no internal circulation problems. The applicant also submitted photos of the gas Pump facility at the Riverdale Harvest Foods location. This proposed gas pump facility will be identical to that facility. As noted in paragraph A., the proposedas will occupy 14 of the existingg pump facility This will leave 159 parking saP�skintg spaces, sZoning on the site. Ordinance would typically require a minimum of 144 parking spaces for a grocery store development of this size. Otherwise, to staff's knowledge, there are no outstanding issues associated with the revised PCD. Staff feels that the addition of gas Pumps to the existing grocery store development will have no adverse impact on the general area. STAFF RECOMMENDATIONS: Staff recommends approval of the Revised PCD subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report 2. No new ground -mounted signage will be allowed. 4 FILE NO.: Z -5139-B (Cont.) PLANNING COMMISSION ACTION: (OCTOBER 26, 2000) Frank Riggins was present, representing the application. There was one (1) person present with concerns. Staff briefly explained the revised PCD, with a recommendation of approval with conditions. Frank Whitbeck'representing the property at the southwest corner of Cantrell and Taylor Loop Roads, addressed the Commission. He noted concern with the access to his property. He briefly discussed this access issue. Jim Lawson, Director of Planning and Development, noted that this application had no effect on Mr. Whitbeck's property. Bob Turner, Director of Public Works, noted that there are two (2) existing access points to Mr. Whitbeck's property and that access will not be changed by this application. There was a motion to approve the application as recommended by staff. Frank Riggins asked if the PCD would have to be revised to Provide cross -access between the two properties. Mr. Lawson stated that the PCD would have to be revised, but he would prefer that these last-minute changes not be made at this time. He stated that the application could be deferred. Mr. Riggins stated that he would prefer not to defer the application. Chair Adcock called for a vote on the previous motion. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 5 October 26, 2000 ITEM NO.: 3 NAME: Harvest Foods Revised PCD LOCATION: 14901 Cantrell Road DEVELOPER: Shur -Value Stamps 12103 I-30 Little Rock, AR ENGINEER: FILE NO.: Z -5139-B The Mehlburger Firm 201 S. Izard Street 72209 Little Rock, AR 72201 AREA: 5.994 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PCD ALLOWED USES: Grocery Store PROPOSED USE: Addition of gas pumps to existing grocery store site VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On August 1, 1989, the Board of Directors passed Ordinance No. 15,718 establishing the Harvest Foods - PCD. The approved site plan included a 42,000 square foot grocery store building and 173 parking spaces. There were two (2) approved points of access, one from Cantrell Road and one from Taylor Loop Road. A. PROPOSAL/REQUEST: The applicant proposes to revise the previously approved PCD by adding gas pumps within the existing parking area, near the northeast corner of the property. The gas pump facility will include four (4) gas pumps and a manned kiosk to be located under a canopy supported by four (4) columns. The canopy will be 18 feet 7 inches in height and be lighted. October 26, 2000 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z -5139-B The gas pump area will occupy 14 of the existing parking spaces. The hours of operation will coincide with the existing grocery store hours. No new ground -mounted signage is proposed. Please see the attached site plan for the existing building and parking locations and the proposed placement of the gas pump facility. B. EXISTING CONDITIONS: The property contains the existing Harvest Foods Store development. There is a mixture of commercial, office and single family uses and zoning to the east along Taylor Loop Road, and undeveloped R-2 zoned property to the west. There are single family residences to the north across Cantrell Road, with a commercial development to the northeast. There are also single family residences to the south and southwest. C. NEIGHBORHOOD COMMENTS: The Westchester/Heatherbrae, Secluded Hills and Westbury Neighborhood Associations were notified of the public hearing. As of this writing, staff has received no comment from the neighborhood. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Taylor Loop Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline is required. 2. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Restripe parking lot to accommodate gas pumps. 6. Cantrell has a 1998 average daily traffic count of 14,000. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. October 26, 2000 SUBDIVISION ITEM NO.: 3 (Cont.) AP&L: No Comment. FILE NO.: Z -5139-B ARKLA: No Comment received. Southwestern Bell: No Comment received. Water: Contact the Water Works if additional and/or larger meter(s) are required. Fire Department: No Comment. County Planning: No Comment received. CATA: Site has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The land use plan shows Commercial for this location. The applicant has applied for the revision of a current Planned Commercial Development to install a gas pump canopy and island in a grocery store parking lot. A land use plan amendment is not required. The property in question is located in an area covered by the River Mountain Neighborhood Action Plan. One important action statement included under the Sustainable Natural Environment goal is a statement supporting the preservation of the Highway .10 Design Overlay District. The neighborhood action plan also recommends the installation of a traffic signal at the intersection of Cantrell Road and Taylor Loop Road as well as the reconstruction of Taylor Loop Road as a 4 -lane Minor Arterial from Hinson Road north to Cantrell Road. Landscape Issues: If the interior landscape island is to be removed, it must be replaced with another interior island of equal size. 3 October 26, 2000 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z -5139-B G. SUBDIVISION COMMITTEE REVIEW: Frank Riggins was present, representing the application. Staff briefly described the revised PCD application. Staff noted that the gas pump canopy should be moved back to meet the 100 foot front setback, as typically required by the Highway 10 Overlay District. This would also not eliminate any interior landscaping. Mr. Riggins noted that the structure would be moved back to meet the 100 foot front setback. Staff suggested that the canopy and gas pumps be moved to the second row of parking (from the east) to provide better circulation. This issue was briefly discussed. Mr.Riggins noted that elevations of the proposed canopy structure would be provided. Mr. Riggins also noted that there would be no additional ground -mounted signage proposed. He noted that there would be wall -mounted signage, attached to the canopy structure. After the brief discussion, the Committee forwarded the revised PCD to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on October 11, 2000. The revised plan provides for the 100 foot front building setback as typically required by the Highway 10 Overlay District. The revised plan also shows that no interior landscaping will be eliminated with the proposed gas pump facility. Public Works has reviewed the revised site plan and feels that there will be no internal circulation problems. The applicant also submitted photos of the gas pump facility at the Riverdale Harvest Foods location. This proposed gas pump facility will be identical to that facility. As noted in paragraph A., the proposed gas pump facility will occupy 14 of the existing parking spaces on the site. This will leave 159 parking spaces. The City's Zoning Ordinance would typically require a minimum of 144 parking spaces for a grocery store development of this size. Otherwise, to staff's knowledge, there are no outstanding issues associated with the revised PCD. Staff feels that the addition of gas pumps to the existing grocery store 4 October 26, 2000 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: Z -5139-B development will have no adverse impact on the general area. I . STAFF RECOMMENDATIONS: Staff recommends approval of the Revised PCD subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. No new ground -mounted signage will be allowed. PLANNING COMMISSION ACTION: (OCTOBER 26, 2000) Frank Riggins was present, representing the application. There was one (1) person present with concerns. Staff briefly explained the revised PCD, with a recommendation of approval with conditions. Frank Whi.tbeck, representing the property at the southwest corner of Cantrell and Taylor Loop Roads, addressed the Commission. He noted concern with the access to his property. He briefly discussed this access issue. Jim Lawson, Director of Planning and Development, noted that this application had no effect on Mr. Whitbeck's property. Bob Turner, Director of Public Works, noted that there are two (2) existing access points to Mr. Whitbeck's property and that access will not be changed by this application. There was a motion to approve the application as recommended by staff. Frank Riggins asked if the PCD would have to be revised to provide cross -access between the two properties. Mr. Lawson stated that the PCD would have to be revised, but he would prefer that these last-minute changes not be made at this time. He stated that the application could be deferred. Mr. Riggins stated that he would prefer not to defer the application. Chair Adcock called for a vote on the previous motion. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 5