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HomeMy WebLinkAboutZ-5991-D Staff AnalysisApril 26, 2012 ITEM NO.: 3 NAME: LOCATION: OWNER/APPLICANT FILE NO.: Z -5991-D Kaufman By Design Hardware and Home Center — Conditional Use Permit 600 Wellington Hills Road Winrock Development Co./ White Daters and Associates PROPOSAL: A conditional use permit is requested to allow a hardware store and home center on this undeveloped, C-1 zoned, 4.4 acre tract. 2. SITE LOCATION: The site is located north of Chenal Parkway, on the west side of Wellington Hills Road. COMPATIBILITY WITH NEIGHBORHOOD - The property is located in an area of mixed zoning and uses, where the uses begin to transition from nonresidential to the Wellington Residential Neighborhood. Undeveloped 0-3 and 0-1 zoned properties are located to the south and east. The C-1 zoned property to the north contains a broadcast facility. A mini -warehouse development is adjacent to the west. Multifamily and churches are located to the north and the Wellington Neighborhood extends beyond to the north. Uses along the parkway to the south include an automobile dealership, a pharmacy, a restaurant and an auto service business. All activities associated with this proposed hardware store — home center are to occur entirely within the enclosed buildings. Staff believes the proposed use is compatible with uses in the area. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Wellington Neighborhood Association. 3. ON SITE DRIVES AND PARKING: Access to the site will be via two driveways off of Wellington Hills. One north driveway is designed as a shared driveway with the lot adjacent to the north. The site will contain a total of 77 parking spaces. A loading area is shown behind the front building. The lumber storage area to the rear is designed with a pass through driveway for customer loading within the building. April 26, 2012 ITEM NO.: 3(Cont.)FILE NO.: Z -5991-D 4. SCREENING AND BUFFERS: Site plan must comply with the City's landscape and buffer ordinance requirements. The zoning street buffer ordinance requires an average forty-three (43) foot street buffer along Wellington Hills Road and in no case to be less than half. The Landscape Ordinance requires a nine (9) foot wide perimeter landscape strip around the site's entirety. A variance from this minimal ordinance requirement must be approved by the City Beautiful Commission prior to the issuance of a building permit. It appears a small section along the northwestern perimeter isn't meeting this minimal ordinance requirement. A small amount of building landscaping will be required. Prior to the issuance of a building permit a landscape plan must be approved and must obtain the seal of a licensed Landscape Architect. An automatic irrigation system to water newly landscaped areas will be required. 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. 5. PUBLIC WORKS COMMENTS: 1. At time of development, sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. If disturbed area is one or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 3. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The south driveway is required to be located one hundred fifty (150) feet from the property line. A variance must be requested from the driveway spacing requirements. 2 April 26, 2012 ITEM NO.: 3 (Cont.) FILE NO.: Z -5991-D 4. At time of development, repair ore replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. A grading permit in accordance with Section 28-186 (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. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 8. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 9. 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. 10. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 11. At time of development on site striping and signage plans should be forwarded to Public Works. Traffic Engineering for approval with the site development package. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: No comment received. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 3 April 26, 2012 ITEM NO.: 3 (Cont. FILE NO.: Z -5991-D 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 Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. 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. 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 (CAW) 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 CAW. The test results must be sent to CAW'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: Approved as submitted. Install Fire hydrants (Per Code); maintain access at twenty (20) foot wide. County Planning: No Comments. CATA: The site is not located on a CATA bus route. 4 April 26, 2012 ITEM NO.: 3 Cont. FILE NO.: Z -5991-D SUBDIVISION COMMITTEE COMMENT: (APRIL 5, 2012) Joe White and Tom Cole were present representing the application. Staff presented the item and noted some additional information was needed; including a signage plan, information on building design, fencing and dumpster location. Staff noted outdoor display and storage were prohibited in C-1. Staff also noted the variance to allow a use to exceed 10,000 square feet in area. Public Works, Landscape and Utility Comments were noted. Staff stated they would support a driveway spacing variance to allow the southern driveway, as proposed. The applicant stated the project could be pulled back from the street to provide the required 43 foot street buffer. The applicant was advised to submit responses to staff issues by April 11, 2012. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: The undeveloped C-1 zoned property located at 600 Wellington Hills Road is comprised of two tracts totaling 4.40 acres, more or less. A conditional use permit is requested to allow for development of the site for Kaufman By Design Hardware and Home Center. The proposal includes one building housing the hardware store and a design area and office which are permitted by right in C-1. The business also includes elements of a home center; including lumber and building material sales. A separate building at the rear of the site will accommodate lumber and building material storage. It is the additional home center aspect of the use that requires the conditional use permit. The principal building will be one-story in height and will contain a total of 17,500 square feet divided into a 10,000 square foot hardware store, a 5,000 square foot design area and a 2,500 square feet office. The front facade and a portion of the sides wrapping around the building will have a finish of brick, rock and E.I.F.S. The rear portion of the building will have a metal exterior. The flat roof will be screened on the front by a parapet extension of the front fagade. The enclosed lumber storage building at the rear will initially contain 10,000 square feet with an additional 10,000 square feet to possibly be added in the future. That building will have a metal exterior. Doors on either side of the building will accommodate customer loading which will take place entirely within the building. Access to the site is via two driveways off of Wellington Hills Road. One driveway is designed as a shared driveway with the tract adjacent to the north. 5 April 26, 2012 ITEM NO.: 3 (Cont. FILE NO.: Z -5891-D The second driveway on the south side is located less than 150 feet from the property line. Staff supports a variance to allow the driveway as indicated. A total of 77 parking spaces are located on the site. The dumpster locations have been indicated near the lumber storage building. Signage will consist of wall signs on the front fagade of the building and a single, monument style ground sign; 8 feet in height and 100 square feet in area. No fencing is proposed. Days and hours of operation are proposed as 6:00 a.m. to midnight, six days a week. Staff is supportive of the proposed use. The site is zoned C-1 which allows a variety of commercial uses designed to accommodate the needs of the surrounding neighborhoods. The scale of this proposed use is such that it should not depend on a community -wide or regional market area. C-1 prohibits any outdoor display or storage and none is proposed under this use. Even the loading of building materials occurs within the building located at the rear of the site. Although this commercially zoned site could have a ground sign up to 36 feet in height and 160 square feet in area, the applicant is proposing a monument style sign only 8 feet in height and 100 square feet in area, much more in keeping with a neighborhood scaled development. In response to an issue raised at Subdivision Committee, the street buffer has been increased to 40-45 feet. The site is located at an area where uses begin to transition from the Parkway to the neighborhood. Nonresidential uses are located on all perimeters of the site. The property is located at the intersection of a collector and minor arterial streets. The C-1 zoning district states there shall be a maximum gross lessable area of 5,000 square feet per establishment accept that one establishment may have not more than 10,000 square feet. As previously noted, the hardware store is 10,000 square feet, the design area is 5,000 square feet and the office is 5,000 square feet; all allowable under C-1. The building material — lumber storage building, which is an ancillary use to the hardware store, is 10,000 square feet with a future addition of another 10,000 square feet possible. Although this brings to total floor area of the hardware — home center above that typically allowed in C-1, staff believes the use is appropriate for this site. The storage area is ancillary to the principal use and is located at the rear of the site. In and of itself it is a relatively low traffic generator. To staff's knowledge, there are no outstanding issues. As noted above, the applicant responded to issues raised at Subdivision Committee. There is no bill of assurance for these unrecorded tracts. April 26, 2012 ITEM NO.: 3 (Cont.) FILE NO.: Z -5991-D STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. Staff recommends approval of the request to allow the total square footage of the hardware store — home center as proposed. Staff recommends approval of a variance to allow the south driveway with reduced setback from the south property line. PLANNING COMMISSION ACTION: (APRIL 26, 2012) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. 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 and 2 absent. 7