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HomeMy WebLinkAboutZ-7867-A Staff AnalysisFebruary 20, 2014 ITEM NO.: 6 NAME: PB General Springer Revised Short -form PCD LOCATION: Located at 4744 and 4754 Springer Boulevard DEVELOPER: PB General, Springer, LLC P.O. Box 22407 Little Rock, AR 72221 SURVEYOR: Global Surveying Consultants, Inc. 6511 Heilman Court North Little Rock, AR 72118 AREA: 0.858 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 FILE NO.: Z - FT. NEW STREET: 0 LF C-3, General Commercial District and PCD Retail uses PCD General Retail IW VARIANCES/WAIVERS REQUESTED: A variance from Section 32-8 to allow the placement of a corner of the building within the 50 -foot sight triangle. BACKGROUND: Ordinance No. 19,359 adopted by the Little Rock Board of Directors on August 1, 2005, rezoned a 1.01± property from 1-2, Light Industrial District to PCD to allow the existing building containing approximately 5,400 square feet to be utilized with two (2) prospective users. The approval allowed a minimum of 1,700 square feet of the commercial building to be utilized as a martial arts studio and a minimum of 1,500 square feet of the building to be used as a thrift shop. A vacant residential structure was located in the PCD rezoning. No uses were identified for the vacant structure. February 20, 2014 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: Z -7867-A A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The current request is a rezoning from C-3, General Commercial District and a portion of the PCD to allow the site located at 4744 and 4754 Springer Boulevard to redevelop with a single building to be used as a retail use. The developer is requesting approval of the of a plat plan to allow the two lots to be combined into one approximately 0.86 acre lot. The portion of the PCD with the vacant residential structure is not included in the replat area. B. EXISTING CONDITIONS: The site contains a vacant commercial building. The parking areas are currently in place with an access drive from Springer Boulevard and also a drive located on Simpson Street. There is a vacant boarded structure located along the eastern property line. To the west of the site is a mixture of residential and commercial uses. South of the site are single-family residences and duplex homes. Also located in the area is the Granite Mountain housing development churches and mining. C. 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 along with the Granite Mountain Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Springer Boulevard is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Due to the proposed use of the property, the Master Street Plan specifies that Carolina Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. Due to the proposed use of the property, the Master Street Plan specifies that Simpson Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Springer Boulevard and Carolina Street. 5. A 20 foot radial dedication of right-of-way is required at the intersection of Carolina Street and Simpson Street. F February 20, 2014 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: Z -7867-A 6. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to Springer Boulevard including 5 -foot sidewalks with the planned development. Springer Boulevard is Arkansas Highway 365. AHTD denied any improvements to Springer Boulevard. 7. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Carolina Street including 5 -foot sidewalks with the planned development. The new back of curb should be 15.5 feet from right-of-way centerline. At least 20 feet of total pavement must be provided. 8. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan adjacent to Simpson Street. 9. The Simpson Street driveway shall be concrete aprons per City Ordinance. 10. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 11. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 12. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 13. 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. 14. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 15. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 16. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Greg Simmons) for more information. 17. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 -feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Springer Boulevard with Carolina Street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. 3 February 20, 2014 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: Z - Entergy: Entergy has some facilities in the area which will need to be removed (light) or adjusted (primary serving hose). Please contact Entergy in advance for service needs and facilities adjustment. Center -Point 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. 2. 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 3. Contact Central Arkansas Water if additional fire protection or metered water service is required. 4. Contact Central Arkansas Water regarding the size and location of the water meter. 5. 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. 6. 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 7. 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. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. 4 February 20, 2014 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: Z -7867-A County Planning: No comment. CATA: Location directly served by #19 Hensley Express and less than 'A mile from #6 Granite Mountain Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the College Station/Sweet Home Planning District. The Land Use Plan shows Mixed Use (MX) for this property. This 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 (3). The applicant has applied for a rezoning from PCD (Planned Commercial District) and C-3 (General Commercial District) to PCD (Planned Commercial District) to allow the construction of a retail store. The site is within the Granite Mountain Design Overlay District. Master Street Plan: Springer Boulevard is a Minor Arterial and Carolina Street is a Local Street on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Springer Boulevard since it is a Minor Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets 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 Lane is shown along Springer Boulevard. 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. Street trees shall be provided as per Design Overlay District — Granite Mountain Corridor Zoning Ordinance Section 36-434.6. Landscape/streetscape. 3. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer 5 February 20, 2014 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: Z -7867-A 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. The adjacent property to the southwest is zoned R-2, Single-family therefore, a minimum twelve (12) foot buffer (6% of the average lot width) is required on the west property line. 5. Dumpsters shall be screened from abutting properties and streets. The screen shall exceed the height of the dumpster or trash containment areas by at least two (2) feet not to exceed eight (8) feet total height. 6. Landscape within or adjacent to vehicular use areas shall be protected with wheel stops, curbing, or other vehicular controls. 7. A landscape irrigation system shall be required for developments of one (1) acre or larger. 8. 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. SUBDIVISION COMMITTEE COMMENT: (January 29, 2014) Mr. James Aunspaugh of Global Surveying was present representing the request. Staff presented an overview of the development stating additional information was required to move the item forward for final action. Staff stated the development was located within the Granite Mountain Design Overlay District which had specific development criteria related to signage and setbacks. Staff requested Mr. Aunspaugh provide a note on the site plan indicating the maximum height and area proposed for the proposed signage. Staff also questioned the proposed building signage plan. Public Works comments were addressed. Mr. Aunspaugh noted the building was located two feet within the sight triangle of Springer Boulevard and Carolina Street. Staff stated a variance was required to allow the building to be placed within the sight triangle of the two streets. Staff stated AHTD had denied allowing any improvements to Springer Boulevard including the placement of a sidewalk. Staff stated the City's Stormwater Detention Ordinance would apply to the redevelopment of the site. 0 February 20, 2014 SUBDIVISION ITEM NO.: 6 -Cont.) FILE NO.: Z-7867 -A Landscaping comments were addressed. Staff stated street trees were required per the Granite Mountain Design Overlay District. Staff stated screening of the dumpster was required. Staff also stated landscape within the vehicular use area was to be protected with wheel stops, curbing or other vehicular controls. 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 to staff addressing a number of issues raised at the January 29, 2014, Subdivision Committee meeting. The applicant has provided the proposed ground signage plan, the proposed building signage and indicated the setbacks for the structure from the abutting right of way. The applicant has also requested a variance from Section 32-8 to allow the placement of the building within the 50 -foot sight triangle at the intersection of Springer Boulevard and Carolina Street. The developer is requesting approval of the two lots being combined into one 0.86 acre lot and rezoned to PCD to allow the removal of the existing structures and the construction of a new 9,100 square foot retail store. The property is currently zoned C-3, General Commercial District and PCD. A portion of the previously approved PCD will remain on a small portion of the property located adjacent to the new lot. The site plan includes 28 parking spaces. Based on one parking space per 300 gross square feet of floor area a total of 30 parking spaces would typically be required. Staff is supportive of the parking as indicated. The property is located within the Granite Mountain Design Overlay District. The overlay has specific development criteria concerning signage, setbacks and parking lot lighting pole height. The maximum sign height allowed is 6 -feet with a maximum sign area of 30 square feet. Per the Overlay District the building setback along Springer Boulevard is allowed at 25 -feet. The site plan indicates a building setback of 15.43 feet along Springer Boulevard. The Overlay states the sidewalk along Springer Boulevard is to be 8 -feet wide. The Arkansas State Highway Department has stated no road widening or 7 February 20, 2014 .qI IRni\/I.qInN ITEM NO.: 6 (Cont.) FILE NO.: Z -7867-A sidewalk construction will be allowed with the development on this State Highway. The maximum pole height for parking lot lighting is to be 20 -feet. The lighting is to be high pressure sodium, high intensity lighting. The lighting is to be shielded. The applicant stated they will comply with this standard. The Overlay does not address setbacks on the adjacent streets to the east and south. The typical building setbacks per the C-3, Zoning District are 25 -feet on all street sides. The proposed site plan indicates an 11.62 -foot setback along the southern perimeter on Simpson Street. The setback on Carolina Street exceeds the 25 -feet. The Zoning Buffer Ordinance requires a minimum landscape strip of 12 -feet adjacent to property zoned or used as residential. The property along the western perimeter adjacent to Springer Boulevard is zoned PCD but appears to be a residence. The site plan indicates the placement of a 9 -foot landscape strip in this area. The request includes a variance from Section 32-8 to allow an obstruction within the 50 -foot triangular area of the intersection right of way line (or intersecting tangent lines for radial dedications). At the intersection of Springer Boulevard and Carolina Street the site plan shows the corner of the building within the required 50 -foot triangle. The applicant is requesting a variance to allow for a 46 -foot triangle at the intersection of these two streets. Staff is supportive of the request. Although there are variations from the Granite Mountain Design Overlay District with regard to the building setback staff does not feel this will adversely impact the development. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the redevelopment of the site as proposed 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. Rl February 20, 2014 SUBDIVISION ITEM NO.: fi(Cont.)FILE NO.: Z -7867-A Staff recommends approval of the variance from Section 32-8 to allow an obstruction within the 50 -foot triangular area of the intersection right of way line of Springer Boulevard and Carolina Street. PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014) The applicant was present. There were 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 variance from Section 32-8 to allow an obstruction within the 50 -foot triangular area of the intersection right of way line of Springer Boulevard and Carolina Street. Mr. Dan Bartlett addressed the Commission on the merits of the request. He stated the request was a rezoning to allow a small neighborhood retailer to locate on the site. He stated all improvements to Carolina and Simpson Street would be put in place as required by City ordinance. He stated the lighting would be at a minimal and only as needed for security. Ms. Minnie Hayes addressed the Commission in opposition of the request. She stated her home was located across the street from the proposed development. She stated there were primarily senior citizens living in the area. She stated the existing streets were only eight (8) to ten (10) feet wide. She stated the residents did not want truck traffic entering the neighborhood. She stated the neighborhood would be looking at the back of a store and the dumpster. She stated she did not feel the development would be of benefit to the neighborhood. Mr. Leroy Glenns addressed the Commission in opposition of the request. He stated the front of the building was on Springer Boulevard and the back of the building was facing the residential homes. He stated truck traffic on the residential street was a concern. He stated the streets were narrow and the trucks would not be able to turn without turning into the resident's yards. Mr. Glenns stated the property had been in existence for 40 plus years and did not need to change. He stated the space was not large enough to support the development as proposed. He stated the commercial development would bring problems to the neighborhood. Mr. Bartlett addressed the Commission stating he did not feel the development would bring additional traffic into the neighborhood. He stated the abutting streets would be widened to accommodate the truck traffic. Mr. Bartlett stated the dumpster would be enclosed per City ordinance. He stated the developers would erect a wood fence along the rear of the building to screen the view of the adjacent residents. 9 February 20, 2014 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: Z -7867-A The Commission questioned if he was amending his request to include a fence along the rear of the building. Mr. Bartlett stated he was amending his request to include the fence along the rear of the building. Staff questioned if Mr. Bartlett was willing to limit the hours of dumpster service to daylight hours. Mr. Bartlett stated he was willing to limit the hours of dumpster service to daylight hours and would amend his request to include this condition. Mr. Glenns stated using Carolina Street for truck access to the commercial business was not desirable. He questioned if the trucks would have sufficient area to pull into the site and not block traffic on the abutting streets. The Commission questioned Mr. Bartlett if there was sufficient area on the site for loading and unloading of the trucks. Mr. Bartlett stated trucks would enter the site from Carolina and Simpson Street and would have sufficient area to unload outside the right of way and exit the site on Springer Boulevard. There was a general discussion by the Commission of the existing zoning, the Future Land Use Plan designation and the uses which were allowed by the existing zoning. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion failed by a vote of 2 ayes 7 noes and 2 absent. 10 February 20, 2014 SUBDIVISION ITEM NO.: 6 Cont.) FILE NO.: Z -7867-A A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The current request is a rezoning from C-3, General Commercial District and a portion of the PCD to allow the site located at 4744 and 4754 Springer Boulevard to redevelop with a single building to be used as a retail use. The developer is requesting approval of the of a plat plan to allow the two lots to be combined into one approximately 0.86 acre lot. The portion of the PCD with the vacant residential structure is not included in the replat area. B. EXISTING CONDITION The site contains a vacant commercial building. The parking areas are currently in place with an access drive from Springer Boulevard and also a drive located on Simpson Street. There is a vacant boarded structure located along the eastern property line. To the west of the site is a mixture of residential and commercial uses. South of the site are single-family residences and duplex homes. Also located in the area is the Granite Mountain housing development churches and mining. C. 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 along with the Granite Mountain Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Springer Boulevard is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Due to the proposed use of the property, the Master Street Plan specifies that Carolina Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. Due to the proposed use of the property, the Master Street Plan specifies that Simpson Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Springer Boulevard and Carolina Street. 5. A 20 foot radial dedication of right-of-way is required at the intersection of Carolina Street and Simpson Street. 2 February 20, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z -7867-A 6. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to Springer Boulevard including 5 -foot sidewalks with the planned development. Springer Boulevard is Arkansas Highway 365. AHTD denied any improvements to Springer Boulevard. 7. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Carolina Street including 5 -foot sidewalks with the planned development. The new back of curb should be 15.5 feet from right-of-way centerline. At least 20 feet of total pavement must be provided. 8. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan adjacent to Simpson Street. 9. The Simpson Street driveway shall be concrete aprons per City Ordinance. 10. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 11. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 12. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 13. 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. 14. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 15. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 16. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Greg Simmons) for more information. 17. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 -feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Springer Boulevard with Carolina Street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. 3 February 20, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z -7867-A Entergy: Entergy has some facilities in the area which will need to be removed (light) or adjusted (primary serving hose). Please contact Entergy in advance for service needs and facilities adjustment. Center -Point 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. 2. 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 3. Contact Central Arkansas Water if additional fire protection or metered water service is required. 4. Contact Central Arkansas Water regarding the size and location of the water meter. 5. 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. 6. 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 7. 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. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. 4 February 20, 2014 SUBDIVISION ITEM NO.: 6 [Cont.] FILE NO.: Z -7867-A County Planning,: No comment. CATA: Location directly served by #19 Hensley Express and less than 'A mile from #6 Granite Mountain Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planninq Division: This request is located in the College Station/Sweet Home Planning District. The Land Use Plan shows Mixed Use (MX) for this property. This 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 (3). The applicant has applied for a rezoning from PCD (Planned Commercial District) and C-3 (General Commercial District) to PCD (Planned Commercial District) to allow the construction of a retail store. The site is within the Granite Mountain Design Overlay District. Master Street Plan: Springer Boulevard is a Minor Arterial and Carolina Street is a Local Street on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Springer Boulevard since it is a Minor Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets 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 Lane is shown along Springer Boulevard. 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. Street trees shall be provided as per Design Overlay District — Granite Mountain Corridor Zoning Ordinance Section 36-434.6. Landscape/streetscape. 3. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer 9 February 20, 2014 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: Z -7867-A 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. The adjacent property to the southwest is zoned R-2, Single-family therefore, a minimum twelve (12) foot buffer (6% of the average lot width) is required on the west property line. 5. Dumpsters shall be screened from abutting properties and streets. The screen shall exceed the height of the dumpster or trash containment areas by at least two (2) feet not to exceed eight (8) feet total height. 6. Landscape within or adjacent to vehicular use areas shall be protected with wheel stops, curbing, or other vehicular controls. 7. A landscape irrigation system shall be required for developments of one (1) acre or larger. 8. 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. SUBDIVISION COMMITTEE COMMENT: (January 29, 2014) Mr. James Aunspaugh of Global Surveying was present representing the request. Staff presented an overview of the development stating additional information was required to move the item forward for final action. Staff stated the development was located within the Granite Mountain Design Overlay District which had specific development criteria related to signage and setbacks. Staff requested Mr. Aunspaugh provide a note on the site plan indicating the maximum height and area proposed for the proposed signage. Staff also questioned the proposed building signage plan. Public Works comments were addressed. Mr. Aunspaugh noted the building was located two feet within the sight triangle of Springer Boulevard and Carolina Street. Staff stated a variance was required to allow the building to be placed within the sight triangle of the two streets. Staff stated AHTD had denied allowing any improvements to Springer Boulevard including the placement of a sidewalk. Staff stated the City's Stormwater Detention Ordinance would apply to the redevelopment of the site. A February 20, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z -7867-A Landscaping comments were addressed. Staff stated street trees were required per the Granite Mountain Design Overlay District. Staff stated screening of the dumpster was required. Staff also stated landscape within the vehicular use area was to be protected with wheel stops, curbing or other vehicular controls. 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 to staff addressing a number of issues raised at the January 29, 2014, Subdivision Committee meeting. The applicant has provided the proposed ground signage plan, the proposed building signage and indicated the setbacks for the structure from the abutting right of way. The applicant has also requested a variance from Section 32-8 to allow the placement of the building within the 50 -foot sight triangle at the intersection of Springer Boulevard and Carolina Street. The developer is requesting approval of the two lots being combined into one 0.86 acre lot and rezoned to PCD to allow the removal of the existing structures and the construction of a new 9,100 square foot retail store. The property is currently zoned C-3, General Commercial District and PCD. A portion of the previously approved PCD will remain on a small portion of the property located adjacent to the new lot. The site plan includes 28 parking spaces. Based on one parking space per 300 gross square feet of floor area a total of 30 parking spaces would typically be required. Staff is supportive of the parking as indicated. The property is located within the Granite Mountain Design Overlay District. The overlay has specific development criteria concerning signage, setbacks and parking lot lighting pole height. The maximum sign height allowed is 6 -feet with a maximum sign area of 30 square feet. Per the Overlay District the building setback along Springer Boulevard is allowed at 25 -feet. The site plan indicates a building setback of 15.43 feet along Springer Boulevard. The Overlay states the sidewalk along Springer Boulevard is to be 8 -feet wide. The Arkansas State Highway Department has stated no road widening or 7 February 20, 2014 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z -7867-A sidewalk construction will be allowed with the development on this State Highway. The maximum pole height for parking lot lighting is to be 20 -feet. The lighting is to be high pressure sodium, high intensity lighting. The lighting is to be shielded. The applicant stated they will comply with this standard. The Overlay does not address setbacks on the adjacent streets to the east and south. The typical building setbacks per the C-3, Zoning District are 25 -feet on all street sides. The proposed site plan indicates an 11.62 -foot setback along the southern perimeter on Simpson Street. The setback on Carolina Street exceeds the 25 -feet. The Zoning Buffer Ordinance requires a minimum landscape strip of 12 -feet adjacent to property zoned or used as residential. The property along the western perimeter adjacent to Springer Boulevard is zoned PCD but appears to be a residence. The site plan indicates the placement of a 9 -foot landscape strip in this area. The request includes a variance from Section 32-8 to allow an obstruction within the 50 -foot triangular area of the intersection right of way line (or intersecting tangent lines for radial dedications). At the intersection of Springer Boulevard and Carolina Street the site plan shows the corner of the building within the required 50 -foot triangle. The applicant is requesting a variance to allow for a 46 -foot triangle at the intersection of these two streets. Staff is supportive of the request. Although there are variations from the Granite Mountain Design Overlay District with regard to the building setback staff does not feel this will adversely impact the development. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the redevelopment of the site as proposed 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. E: February 20, 2014 SUBDIVISION ITEM NO.: 6 Cont.) FILE NO_: Z -7867-A Staff recommends approval of the variance from Section 32-8 to allow an obstruction within the 50 -foot triangular area of the intersection right of way line of Springer Boulevard and Carolina Street. PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014) The applicant was present. There were 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 variance from Section 32-8 to allow an obstruction within the 50 -foot triangular area of the intersection right of way line of Springer Boulevard and Carolina Street. Mr. Dan Bartlett addressed the Commission on the merits of the request. He stated the request was a rezoning to allow a small neighborhood retailer to locate on the site. He stated all improvements to Carolina and Simpson Street would be put in place as required by City ordinance. He stated the lighting would be at a minimal and only as needed for security. Ms. Minnie Hayes addressed the Commission in opposition of the request. She stated her home was located across the street from the proposed development. She stated there were primarily senior citizens living in the area. She stated the existing streets were only eight (8) to ten (10) feet wide. She stated the residents did not want truck traffic entering the neighborhood. She stated the neighborhood would be looking at the back of a store and the dumpster. She stated she did not feel the development would be of benefit to the neighborhood. Mr. Leroy Glenns addressed the Commission in opposition of the request. He stated the front of the building was on Springer Boulevard and the back of the building was facing the residential homes. He stated truck traffic on the residential street was a concern. He stated the streets were narrow and the trucks would not be able to turn without turning into the resident's yards. Mr. Glenns stated the property had been in existence for 40 plus years and did not need to change. He stated the space was not large enough to support the development as proposed. He stated the commercial development would bring problems to the neighborhood. Mr. Bartlett addressed the Commission stating he did not feel the development would bring additional traffic into the neighborhood. He stated the abutting streets would be widened to accommodate the truck traffic. Mr. Bartlett stated the dumpster would be enclosed per City ordinance. He stated the developers would erect a wood fence along the rear of the building to screen the view of the adjacent residents. w February 20, 2014 SUBDIVISION ITEM NO,: 6 (Cont.) FILE NO.: Z -7867-A The Commission questioned if he was amending his request to include a fence along the rear of the building. Mr. Bartlett stated he was amending his request to include the fence along the rear of the building. Staff questioned if Mr. Bartlett was willing to limit the hours of dumpster service to daylight hours. Mr. Bartlett stated he was willing to limit the hours of dumpster service to daylight hours and would amend his request to include this condition. Mr. Glenns stated using Carolina Street for truck access to the commercial business was not desirable. He questioned if the trucks would have sufficient area to pull into the site and not block traffic on the abutting streets. The Commission questioned Mr. Bartlett if there was sufficient area on the site for loading and unloading of the trucks. Mr. Bartlett stated trucks would enter the site from Carolina and Simpson Street and would have sufficient area to unload outside the right of way and exit the site on Springer Boulevard. There was a general discussion by the Commission of the existing zoning, the Future Land Use Plan designation and the uses which were allowed by the existing zoning. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion failed by a vote of 2 ayes 7 noes and 2 absent. 10 ITEM NO.: 6. Z -7867-A NAME: PB General Springer Revised Short -form PCD LOCATION: located at 4744 and 4754 Springer Boulevard Plannina Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than February 5, 2014. The Office of Planning and Development must receive the proof of notice no later than February 14, 2014. 2. The property is located within the Granite Mountain Design Overlay District. The overlay has specific development criteria concerning signage, setbacks and parking lot lighting pole height. a. The maximum sign area allowed in 6 -feet with a maximum area of 30 square feet. b. The building setback along Springer Boulevard is 25 -feet. The site plan indicates a setback of 15.43 feet. c. The sidewalk along Springer is to be 8 -feet wide. d. The maximum pole height for parking lot lighting is to be 20 -feet. The lighting is to be high pressure sodium, high intensity lighting. The lighting is to be shielded. 3. The setbacks per the C-3 zoning district are to be 25 -feet on all street sides. The plan indicates an 11.62 -foot setback along the southern, Simpson Street. 4. Provide a note on the site plan indicating the proposed dumpster screening. 5. Screening is required along the eastern perimeter where adjacent to residentially zoned or used property. Provide a note on the site plan indicating the proposed screening mechanism. 6. The mechanical equipment is indicated to be screened with a 6 -foot wood fence. 7. The parking required for the proposed 9,255 square foot building is 30 parking spaces. The site plan indicates the placement of 28 parking spaces. Variance/Waivers: None requested. Public Works Conditions: 1. Springer Boulevard is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Due to the proposed use of the property, the Master Street Plan specifies that Carolina Street for the frontage of this property must meet commercial street Item # 6. standards. Dedicate right-of-way to 30 feet from centerline. 3. Due to the proposed use of the property, the Master Street Plan specifies that Simpson Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Springer Boulevard and Carolina Street. 5. A 20 foot radial dedication of right-of-way is required at the intersection of Carolina Street and Simpson Street. 6. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to Springer Boulevard including 5 -foot sidewalks with the planned development. Springer Boulevard is Arkansas Highway 365. AHTD denied any improvements to Springer Boulevard. 7. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Carolina Street including 5 -foot sidewalks with the planned development. The new back of curb should be 15.5 feet from right-of-way centerline. At least 20 feet of total pavement must be provided. 8. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan adjacent to Simpson Street. 9. The Simpson Street driveway shall be concrete aprons per City Ordinance. 10.Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 11. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 12. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 13. 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. 14. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 15. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 16. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Greg Simmons) for more information. 17. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 -feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Springer Boulevard with Carolina Street. Are all structures out of this triangular area? Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: Entergy has some facilities in the area which will need to be removed (light) or adjusted (primary serving hose). Please contact Entergy in advance for service needs and facilities adjustment. Item 9 6. Center -Point 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. 2. 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 3. Contact Central Arkansas Water if additional fire protection or metered water service is required. 4. Contact Central Arkansas Water regarding the size and location of the water meter. 5. 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. 6. 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 7. 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. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Location directly served by #19 Hensley Express and less than % mile from #6 Granite Mountain Route. Parks and Recreation: No comment received. Planning Division: This request is located in the College Station/Sweet Home Planning District. The Land Use Plan shows Mixed Use (MX) for this property. This category provides for a mixture of residential, office and commercial uses to occur. A Item # 6. Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three (3). The applicant has applied for a rezoning from PCD (Planned Commercial District) and C-3 (General Commercial District) to PCD (Planned Commercial District) to allow the construction of a retail store. The site is within the Granite Mountain Design Overlay District. Master Street Plan: Springer Boulevard is a Minor Arterial and Carolina Street is a Local Street on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Springer Boulevard since it is a Minor Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets 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 Lane is shown along Springer Boulevard. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Street trees shall be provided as per Design Overlay District — Granite Mountain Corridor Zoning Ordinance Section 36-434.6. Landscape/streetscape. 3. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. 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. The adjacent property to the southwest is zoned R-2, Single-family therefore, a minimum twelve (12) foot buffer (6% of the average lot width) is required on the west property line. 5. Dumpsters shall be screened from abutting properties and streets. The screen shall exceed the height of the dumpster or trash containment areas by at least two (2) feet not to exceed eight (8) feet total height. 6. Landscape within or adjacent to vehicular use areas shall be protected with wheel stops, curbing, or other vehicular controls. 7. A landscape irrigation system shall be required for developments of one (1) acre or larger. 8. 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. Item # 6. 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, February 5, 2014. Item # 6.