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HomeMy WebLinkAboutZ-7351-F Staff AnalysisFILE NO.: Z -7351-F NAME: Mapco Express Stagecoach Road Short -form PCD and Easement Abandonment LOCATION: Located at 8101 Stagecoach Road DEVELOPER: NTI Investments, LLC 7102 Commerce Way Brentwood, TN 37027 ENGINEER: Barge Waggoner Summer and Cannon, Inc. 211 Commerce Street, Suite 600 Nashville, TN 37201 AREA: 1.64 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 PCD Carwash and Restaurant PCD FT. NEW STREET: 0 LF Convenience Store with pumps and carwash VARIANCESMAIVERS REQUESTED: A variance from Sections 30-43 and 31-210 to allow the western drive to be located near the property line than typically allowed and to allow a variance in the minimum driveway distance spacing requirement. BACKGROUND: Ordinance No. 19,059 approved by the Little Rock Board of Directors on March 2, 2004, rezoned the property from C-3, General Commercial District to PCD for a planned development titled Miracle Development Long -form PCD. The approved site plan included three (3) commercial lots. A mini -warehouse development was proposed on Lot 3, a carwash was to locate on Lot 1 and an unidentified C-3 use was to locate on Lot 2. The applicant later revised his request to remove Lot 3 and any proposed FILE NO.: Z -7351-F Cont. development from the site plan. The carwash was constructed on Lot 1. There was not a site plan approved for Lot 2. The developer indicated at the time of development Lot 2 would be reviewed for building placement and landscaping. Ordinance No. 19,339 adopted by the Little Rock Board of Directors on June 21, 2005, allowed a revision to Miracle Development Long -form PCD to allow construction of a restaurant building on Lot 2. The development was to occur in two phases with the placement of a 10400t by 20 -foot prefabricated building on the site and the construction of drives and parking areas to allow for a drive-thru coffee shop. Phase II of the development would be the construction of a larger (24 -foot by 50 -foot) site built building to be constructed in conjunction with additional parking and drives to allow for drive-thru sales as well as a small sitting area. The applicant indicated upon completion of the site built building, the prefabricated building would be removed from the site. The anticipated time frame for removal of the temporary building was 18 to 24 months. The approved hours of operation were from 6:00 am to 8:00 pm Monday through Friday and 6:00 am to 6:00 pm Saturday. On August 16, 2007, the Little Rock Planning Commission approved a request for a one-year time extension for the placement of the permanent building. The building was not placed within the time frame approved. On April 21, 2011, the Little Rock Planning Commission approved a request to allow additional time for construction of the permanent building. The approval allowed the temporary building to remain on the site until May of 2012 at which time the building and business would be removed or construction of the permanent building would begin. This did not occur. Ordinance No. 20,629 adopted by the Little Rock Board of Directors on September 4, 2012, allowed the temporary building to remain on Lot 2 for an additional 24 -months. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The proposed project is to combine Lots 1 and 2 of the Miracle Land Addition located at 8101 Stagecoach Road west of 1-430. The two lots will be replatted into a single parcel and the existing carwash and coffee shop will be removed. An existing utility and drainage easement located along the common property lines is proposed for abandonment. There are no utilities located within the easement. The proposed two phase Mapco project will include a 4,780 square foot convenience mart and eight islands (16 pumps) for petroleum sales. In addition, there will be an outdoor patio area containing approximately 600 square feet. The convenience mart includes a restaurant as well as other food sales. 6 FILE NO.: Z -7351-F Cont. Pedestrian sidewalk improvements within the right of way will be included within the project per City regulations. Water and sanitary sewer connections are readily available to the site. The project is proposed.in two (2), phases. Phase I will include the construction of the convenience mart and fueling stations. Phase II will be the addition of a carwash facility. B. EXISTING CONDITIONS: C Lot 2 of the development contains the temporary building as previously approved serving as a coffee shop. Lot 1 contains a carwash with vacuum islands. With the original development all site grading/fill took place along the southern perimeter of Lot 2 proposed for future development. A mini -warehouse development is located to the south and east of the development area, adjacent to the floodway and 1-430. Other uses in the area include a church located north of the site, a welding shop and a mixture of auto related uses; ABC Salvage, a tire company, a used car lot all located to the west of the development area. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200 feet of the site, the Crystal Valley Neighborhood Association, .the. , Otter Creek Homeowners Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. 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). 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 3 FILE NO.: Z -7351-F _ Cont. 6. A grading permit in accordance with Section 29-186 (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. 7. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. The proposed development shows the installation of belowground fuel tanks within the 100 year floodplain. Per City Code (36-341(f)), in the floodplain district, the storage, aboveground and belowground, of materials or fuel which is flammable or explosive or which could otherwise be injurious to human, animal or plant life in time of flood shall be unlawful. 10. The property is located with the floodplain. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. All supporting mechanical and electrical equipment for the main structure and carwash must be elevated to above the base flood elevation. 11. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The east driveway must align with Flintridge Road. The width of driveway must not exceed 36 feet. A driveway variance must be requested for placement of the driveway. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING - Wastewater: Sewer is available to this project. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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 4 FILE NO.: Z -7351-F Central Arkansas 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 meter 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 (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water 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 Central Arkansas Water. The test results must be sent to Central Arkansas Water'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. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is requires. Fire Department: Maintain access of at least twenty (20) feet; place fire hydrants per Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planninq Division: This request is located in the Crystal Valley Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial 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 applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for the development of a convenience store with gas pumps on the site. FILE NO.: Z -7351-F (Cont. Master Street Plan: Stagecoach Road is 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 Stagecoach Road. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lanes are shown along Stagecoach Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Areas set aside appear to meet with minimal landscape and buffer ordinance requirements. 3. An automatic irrigation system to water landscaped areas will be required. 4. Numerous areas currently reflecting asphalt and or concrete will be required to be removed in conjunction with this application. 5. The City Beautiful Commission recommends trees as feasible on this site`" Credit toward requirements can be given when preserving larger. G. SUBDIVISION COMMITTEE COMMENT. The applicant was present. stating there were additional Staff requested the applicant of dumpster service, details restaurant user associated w proposed for the carwash. preserving as many existing fulfilling Landscape Ordinance trees of six (6) inch caliper or (February 13, 2013) Staff presented an overview of the development items necessary to complete the review process. provide the days and hours of operation, the hours of any proposed fencing and if there would be a ith the request. Staff questioned the phasing plan Public Works comments were addressed. Staff stated the ordinance did not allow the placement of the fuel tanks within the floodplain. Staff stated they would support a conditional letter to FEMA requesting to remove the site from the floodplain. Staff stated the driveway locations did not comply with Sections 30-43 and 31-21 of the Little Rock code. Staff stated the east driveway should be relocated to align with Flintridge Road. Staff stated this would require a driveway spacing variance. Landscaping comments were addressed. Staff stated the areas proposed for landscaping appeared to comply with the minimum landscape and buffer ordinance requirements. Staff stated an automatic irrigation system was required to water landscaped areas. Staff stated numerous areas currently reflecting FILE NO.: Z -7351-F (Cont. asphalt and concrete would need to be removed in conjunction with the redevelopment of the site. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised cover letter and site plan addressing staff's concerns raised at the February 13, 2013, Subdivision Committee meeting. The applicant has provided the proposed signage plan, details of the proposed fencing and indicated there will he a deli located within the convenience store. The applicant has also redesigned the drive to align with Flintridge Road as requested by staff. The proposal is to amend the previously approved PCD for Lots 1 and 2 of Miracle Development Short -form PCD allowing the site to develop with a convenience store with gas pumps and a carwash in a future phase. The store is proposed to operate 24 -hours a day seven day a week. The hours of dumpster service will be limited to daylight hours. The applicant is requesting the abandonment of a 30 -foot access and utility easement located along the common lot lines of the subdivision. Upon approval, the applicant has indicated an administrative replat will be requested to allow the development to be contained on a single lot. The building is proposed to contain 4,780 square feet with a 15 -foot by 40 -foot patio area. The fuel canopy is 44 -feet by 120 -feet with eight (8) fuel islands and a total of sixteen (16) pumps. The carwash is proposed in Phase II containing 1,632 square feet. Three (3) vacuum stations are indicated on the site plan. The applicant has indicated a pylon sign with a maximum height of 35 -feet and a total sign area of 160 square feet will be located along Stagecoach Road. Building signage on the convenience store will be located on the front facade with a total sign area of 66 square feet. Building signage on the carwash will be located on the front and west facades with a maximum sign area of 20 square feet. Signage on the fuel canopy is proposed on the north, east and west facades. The signs are proposed as channel letters advertising the price of fuel. A block around the channel letters will occupy approximately 19.6 square feet of the 154 square foot fagade (12.7%) for each location. The vacuum islands are indicated with a topper but the information provided does not indicate any logo information for the business. 7 FILE NC.: Z -7351-F Cont. The applicant has indicated there will be a restaurant user within the convenience store. The total square footage allowed for the restaurant user is 1,200 square feet. Per City Code (Section 36-341(f)) storage of aboveground or below ground materials or fuel which is flammable or explosive is prohibited within the floodplain. The applicant has indicated they will seek a CLOMR-F (Conditional Letter of Map Revision) from FEMA (Federal Emergency Management Agency) to provide an area for the tanks out of the floodplain. The applicant states a LOMR (Letter of Map Revision) was issued for the previous development so it is anticipated the CLOMER will be issued. The request includes a variance from Sections 30-43 and 31-210 to allow the western drive to be located nearer the property line than typically allowed. The ordinance states driveways are to be located a minimum of 150 -feet from the property line. To the center of the drive to the western property line is 50 -feet. In addition there is to be a minimum driveway spacing for drives located on arterial streets of 300 -feet. The drives are located 180 -feet, center to center. Staff is supportive of the request. To staffs knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the redevelopment of the site in two (2) phases with the construction of the convenience store and fuel center in the first phase and the construction of the carwash in the second phase is appropriate. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the easement abandonment request subject to the applicant securing approvals from all the five (5) utility companies and Public Works. F - PLANNING COMMISSION ACTION: (MARCH 7, 2013) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the easement abandonment request subject to the applicant securing approvals from all the five (5) utility companies and the Public Works Department. E:3 FILE NO.: Z -7351-F There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. ITEM NO.: 5. Z-7351 -F NAME: Mapco Express Stagecoach Road Short -form PCD and easement abandonment LOCATION: located at 8101 Stagecoach Road Plannin.q Staff Comments: 1. Provide notification of the property owners located within 200 -feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than February 20, 2013. The Office of Planning and Development must receive the proof of notice no later than March 1, 2013. 2. Provide the maximum building height for the proposed convenience store and for the proposed fuel canopy. 3. Provide the proposed signage plan. The site plan indicates the placement of a ground sign and a pole sign. The development will be allowed only one sign. Typically signage for a commercial development is a maximum of 36 -feet in height and 160 square feet in total sign area. 4. Provide details of the proposed building signage and the proposed signage on the fuel center. Will there be signage located on the facades which do not have public street frontage? Provide the total percentage of the fagade to be covered with signage. 5. Provide details of the proposed signage for the phase II carwash. Will there be signage located on the western fagade, which is located without public street frontage. 6. Provide the days and hours of operation. Will the store operate 24 -hours per day? 7. Will the hours of dumpster service be, limited to daylight hours? 8. Provide details of any proposed fencing, including fencing around the patio area. Provide the total height, construction material and locations. 9. All site lighting must be low level and directional, directed downward and into the site. 10. Will the vacuum islands be topped with signage/logo for the business? If so provide details of the proposed "topper". 11. Is there a restaurant user associated with the proposed convenience store? If so provide the total square footage proposed for the restaurant user. 12. Will the restaurant user have a drive-thru pick-up window? If so provide the location. Variance/VVaivers: None requested. Public Works Conditions: 1. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Item # 5. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. 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). 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. A grading permit in accordance with Section 29-186 (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. 7. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. The proposed development shows the installation of belowground fuel tanks within the 100 year floodplain. Per City Code (36-341(f)), in the floodplain district, the storage, aboveground and belowground, of materials or fuel which is flammable or explosive or which could otherwise be injurious to human, animal or plant life in time of flood shall be unlawful. 10. The property is located with the floodplain. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. All supporting mechanical and electrical equipment for the main structure and carwash must be elevated to above the base flood elevation. 11. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The east driveway must align with Flintridge Road. The width of driveway must not exceed 36 feet. A driveway variance must be requested for placement of the driveway. Utilities and Fire Department/County Planning: Wastewater: Sewer is available to this project. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide ade3quate pressure and fire protection. 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 regarding procedures for installation of Item # 5. 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 meter 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 (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water 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 Central Arkansas Water. The test results must be sent to Central Arkansas Water'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. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is requires. Fire Department: Maintain access of at least twenty (20) feet; fire hydrants per Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. Planning Division_ This request is located in the Crystal Valley Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial 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 applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for the development of a convenience store with gas pumps on the site. Master Street Plan: Stagecoach Road is 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 Stagecoach Road. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lanes are shown along Stagecoach Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Item # 5. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Areas set aside appear to meet with minimal landscape and buffer ordinance requirements. 3. An automatic irrigation system to water landscaped areas will be required. 4. Numerous areas currently reflecting asphalt and or concrete will be required to be removed in conjunction with this application. 5. 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. Revised latl Ian: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, February 20, 2013. Item # 5.