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HomeMy WebLinkAboutZ-4807-V Staff Report 072423ITEM NO.: 3 FILE NO.: Z -4807-V NAME: Discount Tire Shop – CUP LOCATION: West of 16100 Chenal Parkway DEVELOPER: Juan J. Vasquez (Agent) Vasquez Engineering 1919 S. Shiloh Road, Suite 440 Garland, TX 75042 OWNER/AUTHORIZED AGENT: Riverside Properties, LLC (Owner) PO Box 3157 Little Rock, AR 72203 SURVEYOR/ENGINEER: Rasburry Surveying 308 W. South Street Benton, AR 72015 AREA: 1.64 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.16 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None Requested A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a conditional use permit for a 1.64 acre tract zoned C-3 (general commercial district) to allow for a retail tire store with associated drives and parking areas. The 1.64 acres is part of an overall 3.33 acre tract. B. EXISTING CONDITIONS: The property is currently undeveloped, grass covered with several mature trees spread mostly along the perimeter of the property. The site contains C-3 and PCD zoning and uses in all directions. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: Provide finished floor elevations (FFE) for all buildings on site plan and grading and drainage plans. Provide accessible route from the existing sidewalk within the access easement to the proposed building entrance in accordance with 2021 Arkansas Fire Prevention Code Section 1104.1. Van accessible stall(s) shall be eleven (11) foot minimum wide with a five (5) foot wide minimum accessible aisle per ICC a117.1. A grading permit must be obtained prior to initiation of work. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land survey, drainage study, and soil loss calculations per City’s stormwater management and drainage manual. Contact Planning and Development Dept., Engineering Division at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. Provide as-built plans and data entry template of newly installed or modified public and private stormwater drainage system prior to issuance of the certificate of occupancy. The as-built plans should contain information as found on the City of Little Rock website at https://www.littlerock.gov/city-administration/city- departments/public-works/applications-details-and-manuals/. Provide the as-built plans and data entry template to Planning and Development Dept., Civil Engineering Private Development by email to csmith@littlerock.gov and cc dwarner@littlerock.gov. If you have any questions or desire additional information, please do not hesitate to contact Planning and Development Dept., Engineering Division at 501-371-4817 or at 501-918-5348 or email Permits@littlerock.gov. Any infrastructure within public right of way that is currently damaged or damaged during construction will be repaired or replaced at developer’s expense before a final certificate of occupancy can be released for the building. This includes but not limited to the following: noncompliant curb and gutter, asphalt, sidewalk, accessible ramps, storm drainage infrastructure, or concrete driveway aprons. All work within the public right-of-way shall conform to City of Little Rock Public Works Standard Details and ADA accessibility requirements. A drainage study showing all hydrologic and hydraulic calculations for the proposed storm sewer pipe system, detention ponds and structures, and inlets is required. For final drainage report, sign, date, and seal the report per AR State Board of Professional Engineers and Professional Surveyors rules Article 12, Section B (1) (a). Provide engineer's certification statement saying this drainage report was conducted by yourself or directly under your supervision and attesting to the accuracy of the information within this report. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. The Department requires three (3) phase sediment and erosion control (SEC) plans to be submitted for all construction projects showing best management practices (BMPs) for mitigating sediment runoff and erosion along with vegetation specifications for temporary and permanent soil stabilization. Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing, grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC BMPs during construction of utilities, buildings, roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final grading, seeding, and landscaping of the site. Sediment and Erosion Control plans shall also show the pertinent information as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II section A-4-I-2 (A-B). If proposed retaining walls shown on plans are equal to or above four feet tall measured from the bottom of the footing or leveling layer or if there is surcharge loading for a retaining wall less than four feet tall measured from the bottom of the footing or leveling layer, the Department requires retaining wall design plans by an Arkansas licensed professional engineer showing plan, profile, and cross sectional views of the wall with special details, design loading calculations clearly showing all required factors of safety are met or exceed per state building codes. A separate building permit-accessory structure will be required for the retaining walls along with inspections by Department engineering staff during their construction. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No Comments Received, Entergy: No Comments Received, CenterPoint Energy: No Comments Received, AT & T: No Comments Received, Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. Provide a 15-ft utility easement along Cantrell Rd frontage. Fire Department: Maintain Access: 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. 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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. 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 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. 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. 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. 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. 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 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. 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 (Daniel Tull 501-377-1245) and the Little Rock Fire Marshals Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No Comments Received, County Planning: No Comment, F. BUILDING CODES/LANDSCAPE: Building Code: No Comments Received, Landscape: 1. Site plan must comply with the City’s minimal landscape and buffer ordinance requirements and the Highway 10 Scenic Corridor Overlay District. 2. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40) feet of landscaped area exclusive of right-of-way. The landscaped area shall contain organic and/or combined man-made/organic features such as berms, brick walls and dense plantings such that vehicular use areas are screened when viewed from an elevation of forty-two (42) inches above the elevation of the adjacent street. Trees shall be planted or be existing at least every twenty (20) feet and have a minimum of two (2) inches in diameter when measured twelve (12) inches from the ground at time of planting. Provide screening shrubs no less than thirty (30) inches in height at installation with an average linear spacing of not less at three (3) feet within the required landscape area 3. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The properties to the south and west are zoned R2. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-81. 4. Rear and side yards shall have a landscaped buffer averaging a minimum of twenty-five (25) feet from the property line. The west side yard is deficient. 5. 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. 6. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 7. 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. 8. A landscape irrigation system shall be required as per Highway 10 site design and development standards. 9. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 10.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. TRANSPORTATION/PLANNING: Rock Region Metro: No Comment, Planning Division: The request is in the Chenal District. The Land Use Plan shows Suburban Office (SO) for the requested area. The Suburban Office (SO) category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. The application is to rezone from R-2 (Single Family District) to PDC (Planned Development Commercial) District to allow for the development of a carwash on the site. The application area is within the Highway 10 Design Overlay District. If this application is approved by the Board of Directors, a review of the Land Use Plan in this vicinity should be conducted by the Plans Committee. Surrounding the application area, the Land Use Plan shows Suburban Office (SO) to the west and south. Mixed Use (MX) is shown beyond the SO to the west with Residential High Density (RH) beyond the SO to the south. Commercial (C) is shown on the Land Use Plan to the east of the application area. Across Cantrell Road to the northeast is Commercial, to the northwest is Mixed Use and immediately north is Public Institutional (PI). The Suburban Office (SO) category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. The areas shown for Suburban Office currently have single-family houses on them. The Mixed Use (MX) category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The area shown for Mixed Use both south and north of Cantrell Road (west of the application area) has restaurants, a daycare, liquor store single-family house and auto related retail. The Residential High Density (RH) category accommodates residential development of more than twelve (12) dwelling units per acre. This property is developed with an apartment complex (The Ridge at Chenal Valley Apartments). The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The tract east of the application area has a single-family house on it with C-3, General Commercial District zoning. The property north of Cantrell Road is partially developed with a midrise tower, corporate banking headquarters. Multiple additional buildings with both office and commercial uses are planned for this site, which extends on to lands shown as Public Institutional (former church site). Master Street Plan: Th the north is Cantrell Road, shown as a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class I Bike Path is shown along Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or an easement is recommended. Nine-foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). H. ANALYSIS:  The applicant proposes to rezone the 3.27-acre property located at 18021 Centrell Road from “R-2” Single Family District to “PD-C” Planned District-Commercial to allow a two (2) phase development of a full service automated “Splash” car wash facility. The property is located along the south side of Cantrell Road just west of Chenonceau Blvd. Phase 1 of the proposed development includes construction of a 6,080 square foot main automated car wash tunnel building centrally located on the property. The single-story building will have a height of approximately 24 feet. Phase 1 also includes the construction of an open-air canopy structure approximately 12 feet in height located approximately 10 feet to the north of the main building. The canopy structure will be located over the drive through POS system kiosks. Phase 2 of the proposed development includes construction of an enclosed detail tunnel building south of the phase 1 building with associated access drives. The proposed phase 2 building will be located over 40 feet from the south rear property line and over 90 feet from the east and west side property lines. A driveway accessing the east and west ends of the detail building will extend from the Phase 1 parking / driveway areas. The applicant is proposing a new three lane 37-foot-wide drive connecting to Cantrell Road at the northwest corner of the property. The proposed drive narrows to twenty-seven (27) feet and provides access to a canopied vacuum stall area, payment kiosk area, and the main automated car wash tunnel building. The internal access drive circles centrally around the building with opposing traffic flow lanes allowing entry and egress to the buildings and parking areas. The applicant is proposing 35 parking spaces throughout the property. There are ten (10) parking spaces designated for employee parking at the southeast corner of the site and twenty-five (25) designated spaces for vacuum stalls along the south perimeter of the main carwash building. Staff believes parking will be sufficient to serve the proposed development. The applicant proposes to provide a fifty (50) foot buffer area at the north end of the property along Cantrell Road retaining a majority of the existing trees. The proposal also includes buffers along the east, south, and west perimeters of the property. All landscaping and buffering must comply with the City’s ordinance and the Highway 10 Scenic Corridor Overlay District. The proposed plan shows one (1) ground mounted marquee sign on the south side of Cantrell Road adjacent to the east side of the access drive. All signage along Cantrell Road must comply with the Highway 10 Design Overlay District and all other signage on the property must comply with Section 36-555 of the City’s zoning ordinance. All lighting proposed must be low level and directed away from adjacent properties. The proposed plan notes one (1) dumpster at the southeast corner of the parking area. The applicant notes that the dumpster will be screened as per ordinance requirements. The applicant provided a partial drainage plan within the site plan. The drainage plan shows the natural slope of the property and the runoff directed to the north towards a detention pond area bordering Cantrall Road. Staff does not support the proposed PD-C zoning. Staff does not consider the proposed use appropriate based on the City’s Future Land Use Plan designation as “SO” Suburban Office. The proposed commercial use is a C-4 type (Heavy Commercial Use). The “SO” designation is to serve as a transition from the commercial area to the east and from Cantrell Road to the residential properties to the South and West. When the property immediately to the east was zoned C-3 a fifty (50) foot wide enhanced buffer was provided along the property’s west property line. The buffer provided a distinct dividing line between the commercial zoning at the intersection of Cantrell Road and Chenonceau Blvd. and the properties to the west including the subject property. Staff believes that the commercial zoning in this immediate area should not extend any further west. I.     STAFF RECOMMENDATION:  Staff recommends denial of the requested PCD zoning.