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HomeMy WebLinkAboutZ-5698-B Staff AnalysisJanuary 30, 1996 ITEM NO.. 7a FILE NO Z -5-5-23--B NAME: BABY SUPER STORE -- ZONING SITE PLAN REVIEW LOCATION: At the southeast corner of S. Bowman Rd. and Hermitage Rd. DEVELOPER: OASIS REAL ESTATE DEVELOPMENT GROUP 814 Higdon Ferry Rd. Hot Springs, AR 71923 AREA: 3.93 ACRES ZONING: C-3 PLANNING DISTRICT: 11 CENSOS TRACT: 24.04 ENGINEER: Joe White WHITE-DATERS & ASSOCIATES, INC. 401 S. Victory St. Little Rock, AR 72201 374-1666 NUMBER OF LOTS: 2 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: PROPOSED USES: FT. NEW STREET: 0 Commercial (Retail) Proposed is a development of a 3.93 acre tract to include two building sites, one of which, occupying slightly over 3 acres of the site, is for immediate development; the other, occupying about three-quarters of an acre, is for future development, with the building and parking layout not being designated at this time. The Baby Super Store, with its associated parking, occupies the bulk of the site. Proposed is a 42,700 square foot retail store building, to be located at the southeast corner of the tract. The building includes a tractor -trailer accessible loading dock along the south face of the building. Parking for a total of 180 vehicles is planned. Access drives from both boundary streets, Bowman Rd. and Hermitage Rd., are proposed. The second building site is designated as an "out parcel", and is located at the northeast corner of the tract. It will take its access exclusively from the internal drive; with no direct access to the boundary street. Its use and site layout in undetermined at this time. No variances from Ordinance standards are requested. January 30, 1996 allBDIVISIO ITEM NO.; 7 ntinued FILE tNO.: Z-56 8-B A. PR P AL RE EST• Planning Commission review and approval of a site plan is requested. B. EXISTINQ CONDITIONS: The site is undeveloped, but is, for the most part, cleared of trees and vegetation. A great deal of excavated material from the Home Quarters construction project (directly across Hermitage Rd. from the tract) was placed on the site as fill material. The topography of the site, then, is fairly level in the area where the fill was placed. Otherwise, the grade across the site drops from an elevation of approximately 500 feet M.S.L. (Mean Sea Level) along the north property line to 480 feet at the southwest corner of the tract, to 462 feet at the southeast corner of the tract. The existing zoning of the site is C-3, with the condition imposed in the rezoning ordinance that the Planning Commission approve any site plan. The remainder of the C-3 zoned property lies to the south. A POD, the site of an office warehouse and mini -storage facility lies to the east. Across Hermitage Rd. is Home Quarters, in a PCD. To the west, across Bowman Rd., is the Wal-Mart and Sam's Club site in a C-3 zoned tract. To the southwest, across Bowman Rd., is R-2 zoned property. C. ENGINEERINGIUTILITY COMMENTS: The Public Works staff comments include: Master Street Plan improvements are required on Bowman Rd., including construction of a right -turn lane to Master Street Plan standards. This includes appropriate right-of-way dedication. Sidewalks, with ramps, will be required to be constructed on both boundary streets. Driveways are to be 25 feet from the exterior lot corners. (Ref. Sec. 30-43) One driveway is permitted by ordinance on the Hermitage Rd. frontage, thus there may be no direct access drive to Hermitage Rd. The planned drive to the out parcel must not violate Sec. 31-210.h.1, in which interior drives may not create a four-way intersection within 75 feet of the boundary street curb line. Stormwater detention analysis and provision for on-site stormwater detention will be required. Pq January 30, 1996 SUBDIVISION ITEM N 7A(Cont.)FILE Z- -B The plan indicates considerable grade variation across the site. The plan for cuts and fill will require approval. If the plans for cuts and fills vary from City Ordinance, Sec. 29-190.1, the plans must be submitted for review., and a variance must be requested from the Planning Commission. Little Rock Municipal Water Works noted that the Bowman Rd. entrance drive is centered on a fire hydrant. If, Water Works comments, the drive cannot be shifted to avoid the fire hydrant location, then the fire hydrant will have to be relocated at the developer's expense. Little Rock Wastewater Utility comments that sewer is available for the Baby Super Store, but that a sewer main extension, with an easement, will be required in order to provide sewer service to the out parcel. Arkansas Louisiana Gas Co. approved the plan. Southwestern Bell Telephone Co. noted that a 5 foot easement will be needed along the south and east property lines of the tract. D. IS$UES/LEGAL/TECHNICAL/DESIGN: Normally, projects in C-3 zoned tracts do not require site plan review by the Planning Commission. In this case, though, when the property was rezoned C-3, a condition was imposed which requires site plan review for any development. Because the project proposes two building sites, however, the Subdivision Ordinance would require site plan review. The site plan is complete as far as the required exhibits is concerned, except for showing the location of existing off- site utilities and existing and needed fire hydrants. The Neighborhoods and Planning Site Plan Review Specialist notes: A 3 foot wide landscape strip is required between the public parking area and the building. Some flexibility is permitted in this requirement. The full buffer width requirement along Bowman Rd. and Hermitage Rd. is 22 feet and 20 feet, respectively. The proposed plan meets this requirement when averaged out, but drops to a width of 12 feet and 13 feet in areas. 3 January 30, 1996 ITEM NO.; 7 ontinued FILE N Z-5698- Curb - 6 8 - Curb and gutter, or another approved border, is required to protect landscaped areas from vehicular traffic. If dumpsters are to be used, it must be located on the site plan and screened on -three sides with an 8 foot high opaque wall or wood fence. Trees and shrubs will be required in accordance with the Landscape Ordinance around the perimeter of the vehicular use areas and within the building landscape areas. One tree for each 15 parking spaces will be required within the interior landscape islands. E. ANALYSIS: The concern expressed by Public Works concerning the proposed treatment of the substantial cuts and/or fills which will be necessary for development of the site is a very real concern. With 18 feet of grade differential between the two drive access points onto the boundary streets, and 36 feet of fall across the site, it is assumed that significant retaining walls and other means of accommodating the grade transitions will be needed. These are not shown on the site plan. The proximity of the building to the east property line, where there is anticipated to be a significant grade transition between the subject site and the site to the east, is c&use for concern. There is very little space provided to accomplish the anticipated needed grade transition. Ordinances administered by Public Works establish criteria for handling these concerns, and if the developer can meet the ordinance requirements, staff can support the site layout. Modifications to accommodate landscaping requirements must be made. The dumpster(s) must be located on the site plan. F. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan, subject to the developer being put on notice that compliance with the Excavation and other audiences must be met. SUBDIVISION COMMITTEE COMMENT: Mr. Joe White, with White-Daters engineering firm, was present. plan, showing multiple entrances rotated 900 (so that the loading (JANUARY 4, 1996) & Associates, Inc., the project The initially submitted site from Hermitage Rd., the building dock was on the east side of the 4 January 30, 1996 SUBDIVISION ITEM 7A n FILE NO.: Z- 6 8-B building), and a specific building footprint and parking shown in the out parcel, was reviewed. Staff outlined the proposal and presented the discussion outline. David Scherer, with the Public Works staff, outlined the Public Works concerns, specifically regarding the number of drive access points from Hermitage Rd. and the means of dealing with the grade transitions across the site. Staff also expressed concern about the traffic pattern, and anticipated traffic conflicts, on the out parcel and relating to the loading dock. Mr. White indicated that he would review the layout. Following the discussion, the Committee forwarded the item to the full Commission for the public hearing. PLANNING COMMIS ION ACTION: (JANUARY 30, 1996) Staff reported that there are no issues to be resolved, and recommended approval of the site plan, subject to the applicant complying with the Excavation Ordinance and the Fire Department requirements for an additional fire hydrant on the site and providing access to the building perimeter. The item was included on the Consent Agenda for Approval, and was approved with the vote of 9 ayes, 0 nays, 2 absent, and 0 abstentions. 61