HomeMy WebLinkAboutZ-7527-A Staff AnalysisFILE NO.: Z -7527-A
NAME: Masoud Development Short -form PCD
LOCATION: Located at 4918 Baseline Road
DEVELOPER:
Wadeea Masoud
4918 Baseline Road
Little Rock, AR 72209
SURVEYOR:
Ben Kittler
812 Providence Drive
Bryant, AR 72022
ARCHITECT:
Terry Burruss Architects
11912 Kanis Road Suite F-8
Little Rock, AR 72211
AREA: 4.0+ acres NUMBER OF LOTS: 1
WARD: 2 PLANNING DISTRICT: 14 — Geyer Springs East
FT. NEW STREET: 0 LF
CENSUS TRACT: 41.07
CURRENT ZONING: C-3, General Commercial District and R-2, Single-family District
ALLOWED USES: General retail, Nonconforming convenience store
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District uses — Expand the convenience
store building square footage and construct an additional retail building
VARIANCEIWAIVERS: A variance from Sections 30-43 and 31-210 to allow the
placement of the drive on Baseline Road as proposed.
ITFM NO.: 10
NAME: Masoud Development Short -form PCD
LOCATION: located at 4918 Baseline Road
Planning Staff Comments:
Z -7527-A
1. Provide notification of the property owners located within 200 -feet of the
development including the certified abstract list, notice form with affidavit executed
and proof of mailing. The notice must be mailed no later than May 4, 2016. The
Office of Planning and Development must receive the proof of notice no later than
May 13, 2016.
2. Provide the days and hours of operation for the various uses of the site.
3. Provide details of the proposed ground signage plan including the location and total
height and total area.
4. Provide details of the proposed building signage. Include the location and the
percentage of fagade coverage for any building signage proposed. A Board of
Adjustment action allowed for the placement of signage on the fuel canopy on the
east side. Verify the signage proposed on the fuel canopy complies with the typical
10% maximum allowance on the facades. (Usually if pricing is placed on the short
side of the canopy the size exceeds the 10% allowance)
5. Provide the quantitative data including the breakdown of building coverage,
landscape area and paved area.
6. Provide a site lighting plan. All site lighting must be low-level and directional, aimed
downward and into the site.
7. Provide the maximum pole height for any parking lot lighting.
8. Provide the location of any proposed dumpsters to be located on the site. Include a
note concerning the required screening of the dumpster facilities.
9. Will the hours of dumpster service be limited to daylight hours? If so include a note
on the site plan stating such (7 am to 6 pm Monday through Friday).
10. Provide details of any proposed perimeter/screening fencing. Provide the total
height and the proposed construction material of any proposed fencing.
11. Will there be an order board for the pick-up window? If so the board must be
screened or a variance approved for the screening.
VarianceMtaivers: None requested.
Public Works Conditions:
1. 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.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
3. 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
ITEM NO.: 10. Z -7527-A
subdivisions, site grading and drainage plans must be submitted and approved prior
to the start of construction. Is the development proposed to be constructed in
phases and is an advance grading permit variance being requested?
4. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. If provided detention should
be maintained for the existing developed portion of the site. Maintenance of the
detention pond and all private drainage improvements is the responsibility of the
developer and/or owner.
5. 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.
6. The proposal will intensify the use of the property. Driveway locations and widths do
not meet the traffic access and circulation requirements of Sections 30-43 and 31-
210. Driveways on Baseline Road are required to be spaced at least 300 feet from
other driveways and intersections. Driveways on Stanton Road are required to be
spaced at least 250 feet from other driveways and intersections and 125 feet from
side property lines. Variances are required to be obtained for the proposed driveway
locations. The width of driveway must not exceed 36 feet.
7. Insufficient stack is proposed for the drive through on the east side of the new
building.
8. Head -in parking should be removed from the main driveway access off Stanton
Road to remove the jog in the lane to create a better alignment.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this site. EAD, Environmental Assessment Division,
review required for grease trap.
Entergy: Entergy does not object to this proposal. Three (3) phase power lines exist on
the east side of the property behind the existing building, and into the center of the
property extending from Baseline Road. Extreme caution must be used in the
construction activities in the vicinity of the power lines so that proper clearances are
maintained. Some existing poles and wires may need to be removed or relocated
before construction proceeds. Contact Entergy in advance regarding future service
requirements to the development, desired line extensions and future facilities locations
as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
ITEM NO.: 10.
Z -7527-A
2. 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.
3. 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 the Little Rock Fire Department is required.
4. 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.
5. Contact Central Arkansas Water regarding the size and location of water meter
6. 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 501.377.1226 if you
would like to discuss backflow prevention requirements for this project.
7. The facilities on-site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's materials 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 required.
8. Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives area used, a
reduced pressure zone back flow preventer shall be required.
Fire Department:
1. 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.
2. 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
(Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony
Rhodes 501,918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution
of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
ITEM NO.: 1
Rock Region Metro:
Z -7527-A
Building: Project is subject to full commercial plan review and approval prior to
issuance of a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; criche littlerock.or or
Mark Alderfer at 501.371.4875; malderfer littlerock.or .
Planning Division: This request is located in the Geyer Springs East 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 C-3 (General Commercial District) to PCD (Planned Commercial
Development) to allow the remodeling of the existing convenience store, (zoned R-2,
Single-family) and allow construction of an addition commercial building to be used with
commercial uses as allowed within the C-3, General Commercial Zoning District.
Master Street Plan: South side of the property is Baseline Road and it is shown as a
Principal Arterial. East side of the property is Stanton Road and it is shown as a
Collector on the Master Street Plan. The primary function of a Principal Arterial Street is
to serve through traffic and to connect major traffic generator or activity centers within
an urbanized area. Entrances and exits should be limited to minimize negative effects of
traffic and pedestrians on Baseline Road since it is a Principal Arterial. The primary
function of a Collector Road is to provide a connection from Local Streets to Arterials.
These streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the sites.
Bicycle Plan: A Class II Bike Lane is shown along Baseline 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. Any new development will need to adhere to the current landscape code.
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 property to the north is zoned R-2, Single-family. 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
ITEM NO.: 10. L 1Szr-H
plantings, existing and purposed, shall be provided within the landscape ordinance
of the City, Section 15-102.
4. Street buffers will be required at six (6) percent of the average depth of the lot. The
minimum dimension shall be one-half ('/2) the full width requirement but in no case
less than nine (9) feet. The maximum dimension required shall be fifty (50) feet.
5. Trees and shrubs are required planed adjacent to street right-of-way. Plant material
is to be provided at one (1) tree and three (3) shrubs for every 30 linear feet. Existing
trees and vegetation can be used to satisfy landscape requirements.
6. The average depth of the lot (east/west) is approximately three hundred and eighty-
five (385) feet. A twenty-three (23) foot buffer will be required adjacent to the
Stanton Road right-of-way. The average depth of the lot (north/south) is
approximately four hundred and fifteen (415) feet. A twenty-five (25) foot buffer will
be required adjacent to Baseline Road.
7. Screening requirements will need to be met for the vehicular use areas adjacent to
street right-of-ways. Provide screening shrubs with an average linear spacing of not
less at three (3) feet within the required landscape area. Provide trees with an
average linear spacing of not less than thirty (30) feet.
8. 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.
9. 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 of 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.
10. Building landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building. These 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.
11.An automatic irrigation system to water landscaped areas shall be required for
developments of one (1) acre or larger.
12. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
13.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 plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, May 4, 2016.
FILE NO.: Z -7527-A (Cont.
Planning Division: This request is located in the Geyer Springs East 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 C-3 (General
Commercial District) to PCD (Planned Commercial Development) to allow the
remodeling of the existing convenience store, (zoned R-2, Single-family) and
allow construction of an addition commercial building to be used with commercial
uses as allowed within the C-3, General Commercial Zoning District.
Master Street Plan: South side of the property is Baseline Road and it is shown
as a Principal Arterial. West side of the property is Stanton Road and it is shown
as a Collector on the Master Street Plan. The primary function of a Principal
Arterial Street is to serve through traffic and to connect major traffic generator or
activity centers within an urbanized area. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians on Baseline Road since it
is a Principal Arterial. The primary function of a Collector Road is to provide a
connection from Local Streets to Arterials. These streets may require dedication
of right-of-way and may require street improvements for entrances and exits to
the sites.
Bicycle Plan: A Class II Bike Lane is shown along Baseline 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. Any new development will need to adhere to the current landscape code.
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 property to the north is zoned R-2, Single-family. 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 15-102.
4. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (1/2) the full width requirement
but in no case less than nine (9) feet. The maximum dimension required
shall be fifty (50) feet.
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5. Trees and shrubs are required planted adjacent to street right-of-way. Plant
material is to be provided at one (1) tree and three (3) shrubs for every
30 linear feet. Existing trees and vegetation can be used to satisfy
landscape requirements.
6. The average depth of the lot (east/west) is approximately three hundred and
eighty-five (385) feet. A twenty-three (23) foot buffer will be required
adjacent to the Stanton Road right-of-way. The average depth of the
lot (north/south) is approximately four hundred and fifteen (415) feet.
A twenty-five (25) foot buffer will be required adjacent to Baseline Road.
7. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape
area. Provide trees with an average linear spacing of not less than thirty
(30) feet.
8. 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.
9. 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 of 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.
10. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These 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.
11. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
12. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
13. 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.
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FILE NO.: Z -7527-A
G. SUBDIVISION COMMITTEE COMMENT: (April 27, 2016)
The applicant was present. Staff presented an overview of the item stating there
were a few outstanding technical issues associated with the request. Staff
requested the applicant confirm the proposed signage plan. Staff also requested
the applicant provide the location and hours of service for any proposed
dumpster facilities.
Public Works comments were addressed. Staff stated the drives on Stanton and
Baseline Roads should be 300 feet from the intersection. Staff stated the drive
on Stanton Road should be relocated to the northern property line. Staff stated
this would require a variance but they were supportive of the variance request.
Staff stated the driveway width should not exceed 36 -feet. Staff stated the head
in parking should be removed from the main drive into the center.
Landscaping comments were addressed. Staff stated any new development was
to come into compliance with the landscape and buffer ordinance requirements.
Staff stated upgrades to the site would require upgrades to the site in accordance
with the percentage of upgrade to buildings and landscaping.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the
technical issues associated with the request. The applicant has provided the
proposed signage plan and the location of any proposed dumpsters facilities and
provided the days and hours of operation. The applicant has also provided the
proposed drive on Stanton Road as requested by staff indicated the drive less
than 36 -feet in width.
The request is to rezone the site to a Planned Commercial Development to allow
the existing convenience store located on the corner of Baseline and Stanton
Road (0.33 acres) which is zoned R-2, Single-family to be redeveloped with a
4,500 square foot new convenience store building and fuel pumps. The
remainder of the site is zoned C-3, General Commercial District (3.7 -acres) and
contains an existing building containing 14,860 square feet. Within this C-3,
General Commercial District area the applicant is proposing to construct an
additional retail building containing 9,500 square feet.
There are 49 parking spaces located on the site with the existing building. With
the redevelopment of the convenience store 16 parking spaces are proposed.
With the new construction a total of 70 parking spaces are proposed. The site is
proposed as a mixed use development which typically requires one (1) parking
F
FILE NO.: Z -7527-A (Cont.
space per every 225 gross square feet of floor area. With a total site
development square footage of 28,500 square feet a total of 126 parking spaces
would typically be required. The plan includes the placement of 135 parking
spaces.
The convenience store and the market hours of operation are from 7 am to
midnight seven (7) days per week. Within the development the restaurant will
operate from 10 am to 10 pm seven (7) days per week. The office portion of the
development is proposed to operate from 8 am to 7 pm Monday through Friday.
A salon is proposed to operate from 10 am to 6 pm Monday through Saturday
and the general retail portion of the development is proposed with hours from
9 am to 9 pm Monday through Saturday.
The applicant has indicated the signage as previously approved by the Zoning
Board of Adjustment will continue on the site. The applicant has also indicated
building signage on the new building will be as allowed within the commercial
zoning districts or a maximum of ten (10) percent of the facade area abutting the
public street. Ground signage will be as allowed in commercial zones or a
maximum of 36 -feet in height and 160 square feet in sign area.
The applicant has indicated dumpster locations on the site plan. A note on the
plan indicates the dumpsters will be screened per typical ordinance
requirements. The dumpster service hours are proposed from 7 am to 6 pm
Monday through Friday.
A perimeter screening fence will be placed along the northern and eastern
perimeters. The screening fence will be a minimum of six (6) feet in height and
be constructed of an opaque material.
The plan includes the placement of a pickup window within the convenience
store portion of the development. The applicant has indicated the location of the
order menu board. The applicant is requesting to not screen the order menu
board as typically required per the commercial zoning district. Menu board
speakers for drive-through windows are to be designed to provide for a solid wall
at least six (6) feet in height and twenty (20) feet in length along the opposite
lane line. This wall is to be constructed of masonry or wood with a textured finish
to diminish sound deflection. Staff is supportive of the applicant's request. There
are not any homes immediately north or east of this site which would be the
homes most impacted from noise from the order board.
The request includes a variance from Sections 30-43 and 31-210 to allow the
placement of the drive on Baseline Road as proposed. The drive is located on a
street classified by the Master Street Plan as an arterial street. Typical driveway
spacing on arterial streets is 300 feet from intersecting right-of-ways and other
driveways and the minimum spacing from property lines is 150 feet. Staff cannot
recommend approval of the driveway variance for the two (2) driveways on
Baseline Road. They are closer than 300 feet from the intersection, each other,
and other driveways in the area. Staff requests both driveways on Baseline
Road be removed and closed with curb and gutter.
X
FILE NO.: Z -7527-A Cont.
Staff is supportive of the applicant's request. The applicant is seeking approval
of a rezoning of the site from R-2, Single-family, which is an existing convenience
store, and C-3, General Commercial District to allow the redevelopment of the
site with a new retail building and to allow the existing convenience store and fuel
canopy to be reconstructed. The applicant has indicated additional landscaping
will be placed on the site within the newly developed areas to comply with the
typical standards of the landscape and buffer ordinances. Staff is not supportive
of the driveways located on Baseline Road and feels the drives should be
removed.
STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION:
(MAY 19, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had worked to revise the site plan which was
now agreeable to staff. Staff stated the driveway furthest from the intersection on
Baseline Road was allowed with no turning restrictions conditioned upon the driveway
being no more than 27 -feet in width and the curb cut closest to the intersection was to
be removed and replaced with AHTD standard curb and gutter. Staff presented 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. There
was no further discussion. The item was placed on the consent agenda and approved
as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
10