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HomeMy WebLinkAboutZ-6476 Staff AnalysisApril 30, 1998 ITEM NO. • 14 FILE NO. • Z--6476 NAME: Maxmart #2 -- Short -Form PCD LOCATION: 19,500 Cantrell Road (Northwest corner of Cantrell Road and Chenal Parkway) DEVELOPER: ENG . Pinnacle Properties Convenience Design, Inc. Barksdale McKay P. O. Box 164070 P. O. Box 22837 Little Rock, AR 72216 Little Rock, AR 72221-2837 AREA: 1.76 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: C-2 ALLOWED USES: Commercial PROPOSED USE: Convenience Store with gas pumps and car wash, branch bank, two fast food restaurants VARIANCES/WAIVERS RE UESTED: 1. Deferral of street improvements to Hwy. 10 until the Chenal Parkway improvements are underway. BACKGROUND: On February 5, 1998, the Planning Commission approved the Maxmart -- Short -Form PCD located at 19,424 Cantrell Road (northeast corner of Cantrell Road and Chenal Parkway) . The app roval included the deferral of street improvements to Cantrell Road. The applicant deferred tl�e PCD ordinance at the Board of Directors level in order to pursue this alternate location. The site plan submitted for this site (19,500 Cantrell Road) is essentially the same as was approved for 14,424 Cantrell Road. If the PCD for this site is approved, the other will be withdrawn. A. PROPOSAWREQUEST : The applicant proposes to rezone the property to PCD for the construction of a convenience store (3,000 square feet)with gas pumps and a car wash. Also included within the April 30, 1998 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z--6476 convenience store will be a small branch bank (300 square feet) and two small fast food restaurants (600 square feet total). The site will be accessed by utilizing two driveways from Chenal Parkway and one driveway from Hwy. 10. The site plan includes 33 parking spaces. The issue was submitted size of the lot is less setbacks cannot be met. 9, Northwest Territory application. B. EXISTING CONDITIONS: as a PCD based on the fact that the than 2 acres and all of the Hwy. 10 A revised preliminary plat for Lot Subdivision is part of the The site is currently undeveloped and wooded. There is undeveloped commercial property to the west, north and south across Hwy. 10. There is a mini -warehouse complex being developed to the east and an AP&L substation further east. There is also some undeveloped office and multifamily property in the general area. C. NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comments on this item. The Aberdeen Court Neighborhood Association was notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Cantrell Road is listed on the Master Street Plan as a principal arterial, dedication of right-of-way to 55 feet from centerline will be required. 2. Sidewalks shall be shown conforming to Sec. 31-175 and the "MSP". 3. All driveways shall be concrete aprons per City Ordinance. 4. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 foot sidewalks with planned development or request a deferral. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Stormwater detention ordinance applies to this property. 7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. E April 30, 1998 SUBDIVISION ITEM NO.: 14 Cont. FILE Na.: Z-6476 8. The driveways on Chenal Parkway must have 300 foot spacing with 100 foot minimum from Cantrell Road right- of-way. ight- of-way. 9. With preliminary plat approved applicant agreed to full minor arterial improvements to Chenal Parkway with development of lot that this PCD is taken from. Widening of Chenal Parkway will be deferred until any of the remaining portion of Lot 9 is developed or as stated in original deferral, 5 years or 12,000 VPD. 10. Provide terracing plan required per Section 29 and show cross sections. 11. Developer shall Fund 20% of future traffic signal installation as part of Northwest Territory Preliminary Plat. 12. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 13. Street improvement plans shall include signage and striping. Completed plans must be approved by Traffic Engineering prior to construction. 14. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic Engineering prior to construction in right-of-way. 15. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 16. Utility excavation within proposed rights-of-way shall be per Article V of Sec. 30. 17. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. E. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING: Wastewater: No Comment. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: No Comment received. Water: Completion of annexation or execution of a Pre - Annexation Agreement is required prior to service. An RPZ BFP will be required prior to the first outlet on the water service for the carwash. Special Development Fee applies for connections off Hwy. 10. Fire Department: No Comment. County Planning: No Comment. CATA: The site is not on a Central Arkansas Transit bus route. 3 April 30, 1998 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-6476 F. ISSUES/TECHNICAL/DESIGN: Planning Division: The request is in the Pinnacle District. The Plan recommends Commercial. There is no Plan issue. Landscape Issues: The Highway #10 Overlay District requires a landscape buffer along the western perimeter of the site with an average width of 25 feet. A 3 foot wide landscape strip is required between the public parking and building. Some flexibility is allowed with this requirement. The landscape strip along Chenal Parkway is required to be a minimum width of 7 feet. The plan submitted allows for 6 1/2 feet. A sprinkler system to water plants will be required. If there are to be over fifteen parking spaces, then six percent of the interior of the vehicular use area must be landscaped with interior islands. Prior to a building permit being issued, three copies of a detailed landscape plan must be submitted to and approved by Bob Brown, Plans Review Specialist. He may be reached at 371-4864. G. ANALYSIS: On April 15, 1998, the applicant submitted a revised site plan to staff. The revised site plan conforms to the comments made by staff at the Subdivision Committee meeting. Public Works has indicated that the driveway design is acceptable. The applicant is requesting a deferral of street improvements to Highway 10 until the Chenal Parkway Street improvements are underway. Public Works supports the deferral request. There are no other outstanding issues associated with this item. The applicant was required to submit plat for Lot 9, Northwest Territory the PCD rezoning request. There are the revised preliminary plat. 4 a revised preliminary Subdivision as part of no issues relating to April 30, 1998 r SUBDIVISION ITEM NO • 14 (Cont.) FILE NO.: Z-6476 H. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD subject to the following conditions: 1. Compliance with the comments noted in paragraphs D, E and F. 2. Staff recommends approval of the deferral of street improvements. 3. Lot 9A, Northwest Territory Subdivision must be final platted. 4. All site lighting must be directed away from adjacent property. 5. All signage will comply with the Hwy. 10 Overlay Ordinance, as proposed by the applicant. SUBDIVISION COMMITTEE COMMENT: (APRIL 9, 1998) Ed Willis and Joe White were present, representing the application. Staff gave a brief description of the PCD request. Staff noted that additional parking needed to be designated on the plan. Staff also noted that the signage will conform to the Hwy. 10 Overlay Ordinance. The Public Works Comments were reviewed. The primary discussion items were the future traffic signal and the driveway design. Internal vehicular circulation on the site was discussed in relation to the driveway locations. After a brief discussion, the item was forwarded to the full Commission for final action. PLANNING COMMISSION ACTION: (APRIL 30, 1998) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. 5 FILE NO.: Z-6476 NAME: Maxmart #2 -- Short -Form PCD LOCATION: 19,500 Cantrell Road (Northwest corner of Cantrell Road and Chenal Parkway) DEVELOPER: ENGINEER• Pinnacle Properties Convenience Design, Inc. Barksdale McKay P. O. Box 164070 P. O. Box 22837 Little Rock, AR 72216 Little Rock, AR 72221-2837 AREA: 1.76 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: C-2 ALLOWED USES: Commercial PROPOSED USE: Convenience Store with gas pumps and car wash, branch bank, two fast food restaurants VARIANCES WAIVERS REQUESTED: 1. Deferral of street improvements to Hwy. 10 until the Chenal Parkway improvements are underway. BACKGROUND: On February 5, 1998, the Planning Commission approved the Maxmart -- Short -Form PCD located at 19,424 Cantrell Road (northeast corner of Cantrell Road and Chenal Parkway). The approval included the deferral of street improvements to Cantrell Road. The applicant deferred the PCD ordinance at the Board of Directors level in order to pursue this alternate location. The site plan submitted for this site (19,500 Cantrell Road) is essentially the same as was approved for 14,424 Cantrell Road. If the PCD for this site is approved, the other will be withdrawn. A. PROPOSAL RE UEST: The applicant proposes to rezone the property to PCD for the construction of a convenience store (3,000 square feet)with gas pumps and a car wash. Also included within the convenience store will be a small branch bank (300 square FILE NO.: Z-6476 (Cont. feet) and two small fast food restaurants (600 square feet total). The site will be accessed by utilizing two driveways from Chenal Parkway and one driveway from Hwy. 10. The site plan includes 33 parking spaces. The issue was submitted size of the lot is less setbacks cannot be met. 9, Northwest Territory application. H. EXISTING CONDITIONS: as a PCD based on the fact that the than 2 acres and all of the Hwy. 10 A revised preliminary plat for Lot Subdivision is part of the The site is currently undeveloped and wooded. There is undeveloped commercial property to the west, north and south across Hwy. 10. There is a mini -warehouse complex being developed to the east and an AP&L substation further east. There is also some undeveloped office and multifamily property in the general area. C. NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comments on this item. The Aberdeen Court Neighborhood Association was notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Cantrell Road is listed on the Master Street Plan as a principal arterial, dedication of right-of-way to 55 feet from centerline will be required. 2. Sidewalks shall be shown conforming to Sec. 31-175 and the "MSP". 3. All driveways shall be concrete aprons per City Ordinance. 4. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 foot sidewalks with planned development or request a deferral. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Stormwater detention ordinance applies to this property. 7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. The driveways on Chenal Parkway must have 300 foot spacing with 100 foot minimum from Cantrell Road right- of-way. ight- of-way. 9. With preliminary plat approved applicant agreed to full minor arterial improvements to Chenal Parkway with development of lot that this PCD is taken from. 2 FILE NO.: Z-6476 (Cont. Widening of Chenal Parkway will be deferred until any of the remaining portion of Lot 9 is developed or as stated in original deferral, 5 years or 12,000 VPD. 10. Provide terracing plan required per Section 29 and show cross sections. 11-. Developer shall Fund 20% of future traffic signal installation as part of Northwest Territory Preliminary Plat. 12. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 13. Street improvement plans shall include signage and striping. Completed plans must be approved by Traffic Engineering prior to construction. 14. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic Engineering prior to construction in right-of-way. 15. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 16. Utility excavation within proposed rights-of-way shall be per Article V of Sec. 30. 17. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. E. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING: Wastewater: No Comment. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: No Comment received. Water: Completion of annexation or execution of a Pre - Annexation Agreement is required prior to service. An RPZ BFP will be required prior to the first outlet on the water service for the carwash. Special Development Fee applies for connections off Hwy. 10. Fire Department: No Comment. County Planning: No Comment. CATA: The site is not on a Central Arkansas Transit bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: The request is in the Pinnacle District. The Plan recommends Commercial. There is no Plan issue. Landscape Issues: The Highway #10 Overlay District requires a landscape buffer along the western perimeter of the site with an average width of 25 feet. 3 FILE NO.: Z-6476 (Cont.) A 3 foot wide landscape strip is required between the public parking and building. Some flexibility is allowed with this requirement. The landscape strip along Chenal Parkway is required to be a minimum width of 7 feet. The plan submitted allows for 6 1/2 feet. A sprinkler system to water plants will be required. If there are to be over fifteen parking spaces, then six percent of the interior of the vehicular use area must be landscaped with interior islands. Prior to a building permit being issued, three copies of a detailed landscape plan must be submitted to and approved by Bob Brown, Plans Review Specialist. He may be reached at 371-4864. G. ANALYSIS• On April 15, 1998, the applicant submitted a revised site plan to staff. The revised site plan conforms to the comments made by staff at the Subdivision Committee meeting. Public Works has indicated that the driveway design is acceptable. The applicant is requesting a deferral of street improvements to Highway 10 until the Chenal Parkway Street improvements are underway. Public Works supports the deferral request. There are no other outstanding issues associated with this item. The applicant was required to submit a revised preliminary plat for Lot 9, Northwest Territory Subdivision as part of the PCD rezoning request. There are no issues relating to the revised preliminary plat. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD subject to the following conditions: 1. Compliance with the comments noted in paragraphs D, E and F. 2. Staff recommends approval of the deferral of street improvements. 3. Lot 9A, Northwest Territory Subdivision must be final platted. 4. All site lighting must be directed away from adjacent property. 5. All signage will comply with the Hwy. 10 Overlay Ordinance, as proposed by the applicant. 4 FILE NO.: Z-6476 (Cont.) SUBDIVISION COMMITTEE COMMENT: (APRIL 9, 1998) Ed Willis and Joe White were present, representing the application. Staff gave a brief description of the PCD request. Staff noted that additional parking needed to be designated on the plan. Staff also noted that the signage will conform to the Hwy. 10 Overlay Ordinance. The Public Works Comments were reviewed. The primary discussion items were the future traffic signal and the driveway design. Internal vehicular circulation on the site was discussed in relation to the driveway locations. After a brief discussion, the item was forwarded to the full Commission for final action. PLANNING COMMISSION ACTION: (APRIL 30, 1998) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. 5