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HomeMy WebLinkAboutZ-8236 Staff AnalysisFILE NO.: Z-8236 NAME: Akel Short -form PCD LOCATION: Located on the Northeast corner of Colonel Glenn and John Barrow Roads DEVELOPER: Olden Akel 8724 Colonel Glenn Road Little Rock, AR 72204 ENGINEER: Laha Engineering 6620 Baseline Road, Suite E Little Rock, AR 72209 AREA: 0.67 acres NUMBER OF LOTS: 3 — 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District and R-4, Two-family District ALLOWED USES: General Commercial and Single-family PROPOSED ZONING: PCD PROPOSED USE: Convenience Store with Gas Pumps VARIANCES/WAIVERS REQUESTED: 1. A waiver of the Master Street Plan requirement for right of way dedication along John Barrow Road and Colonel Glenn Road. 2. A waiver of the Master Street Plan requirement for street improvements to John Barrow Road and Colonel Glenn Road. 3. A waiver of the Landscape Ordinance and Zoning Buffer Ordinance requirements related to the required landscaping along the abutting roadways. A. PROPOSAL/REQUEST: The applicant is seeking a rezoning of the site from C-3, General Commercial District and R-4, Two-family District to PCD to allow the construction of a new 50-foot by 100-foot metal building to replace two existing buildings located on the site. The present use of the site is a convenience store with fuel pumps and will FILE NO.: Z-8236 (Cont. remain a convenience store with fuel pumps. Presently Tracts one and three are zoned C-3, General Commercial District and Tract 2 is zoned R-4, Two-family. The existing canopy over the fuel pumps is approximately three feet from the existing right of way of Colonel Glenn Road. Any dedication of additional right of way will require the alteration of the existing canopy. It will also cause the loss of two (2) fuel pumps. This loss will create a twenty-five percent loss of the available fuel stations of the site. Based on this the applicant is seeking a waiver of any additional right of way dedication and the widening of Colonel Glenn Road and John Barrow Road. In addition the applicant is seeking approval of a waiver of the landscaping requirements along the abutting roadways. B. EXISTING CONDITIONS: The site is located at the intersection of Colonel Glenn Road and John Barrow Road which is identified on the City's Future Land Use Plan for commercial activities. The uses in the area include an auto parts store, this convenience store, a restaurant, a strip retail center containing office and commercial uses and single-family homes. There is a City of Little Rock multi -field baseball park located to the northeast of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All owners of property located within 200-feet of the site, all residents, who could be identified located within 300-feet of the site, the John Barrow Neighborhood Association and Westwood Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Colonel Glenn Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 45 feet from centerline will be required. Per the Master Street Plan a right turn lane should be constructed at this location, which will require an additional 10 feet of right-of-way, dedicated. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Colonel Glenn and John Barrow Road. 3. John Barrow Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 4. Per the Master Street Plan and due to the high volume of vehicles, a right turn lane should be constructed on Colonel Glenn Road with 250 feet of stacking and a 150 foot taper. This will require the sidewalk to be reinstalled. 2 FILE NO.: Z-8236 (Cont. 5. Remove existing pump island, any structure, and underground storage tanks with development. Contact the Regulated Storage Tank Division of the Arkansas Department of Environmental Quality for clearance of soils prior to dedication of right-of-way. 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. 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). 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. 11. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the improvements located in the right-of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Ener : Approved as submitted. AT and T: No comment received. Central Arkansas Water: 1. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. 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. 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. Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. 3 FILE NO.: Z-8236 (Cont. CATA: The site is not located on a dedicated CATA Bus Route- F. ISSUES/TECHNICAL/DESIGN- Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from C-3 General Commercial to Planned Commercial Development. The request does not require a change to the Land Use Plan. Master Street Plan: John Barrow Road is shown as a Minor Arterial 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. Colonel Glenn Road is shown as a Principal Arterial with reduced design standards on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. These streets may require dedication of right-of-way and may require street improvements. Entrances and exits should be limited on these streets to minimize negative effects of traffic and pedestrians since they are arterials. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the John Barrow Neighborhood Action Plan. The Business and Commercial Goal states: "enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The landscape ordinance requires a nine foot (9') wide landscape strip around the sites entirety. A variance from this minimal requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 3. The zoning buffer ordinance requires a nine foot (9') wide land use buffer along the northern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area is to remain undisturbed. 4. A small amount of building landscaping is required. 5. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 150 square 51 FILE NO.. Z-8236 [font.] _ feet in area. Proposed plan does not currently reflect this minimum. These islands should be evenly distributed throughout the site. 6. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. G. SUBDIVISION COMMITTEE COMMENT: (June 14, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development stating the applicant was seeking a waiver of the required street improvements and the required landscaping. Staff stated there were a number of technical issues associated with the request in need of addressing prior to the Commission acting on the request. Staff requested the applicant provide details of any proposed signage. Staff also requested the applicant provide the location of any proposed dumpster facilities and a note limiting the hours of service if limited hours were applicable. Public Works comments were addressed. Staff stated right of way dedication and construction of a right turn lane was required along Colonel Glenn Road per the Master Street Plan. Staff stated the existing fuel canopy and fuel tanks were located within the future right of way and the applicant would be required to relocate the fuel tanks and canopy outside the right of way and the area would require cleaning per State and Federal standards prior to the City accepting the dedication. Staff stated a 20-foot radial dedication would be required at the intersection of John Barrow and Colonel Glenn Roads. Landscaping comments were addressed. Staff stated a minimum landscape strip of nine feet was required around the perimeter of the site. Staff stated the landscape ordinance would require a small amount of building landscaping and a minimum of eight percent of the paved area would require interior islands. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 site plan addressing few of the issues raised at the June 14, 2007, Subdivision Committee meeting. The applicant has provided the location of the proposed dumpster but has not indicated any limitations for the hours of service. The applicant has indicated the required landscaping strip along the northern perimeter but has not included the required street buffer on the revised site plan. The signage is proposed to comply with signage allowed in commercial zones or a maximum of 36-feet in height and 160 square feet in area. Building signage will be limited to ten percent of the fapade area. Signage is proposed on the street sides of both Colonel Glenn and John Barrow Roads. 5 FILE NO.: Z-8236 (Cont. The applicant is seeking a waiver of the required landscaping along the abutting roadways. The revised site plan includes paving to the roadways as presently exists. In staff's opinion the proposed development is a redevelopment of the site and should provide an effort to meet the typical standards of the zoning and landscape ordinances. Staff is not supportive of the waiver request. The applicant is seeking a waiver of the required right of way dedication, street improvements and radial dedication for the abutting streets. According to the applicant this requirement will cause an economic hardship due to the required relocation of the existing gas pumps. According to the applicant if this is a requirement of the City the project will be unable to move forward. Staff is not supportive of the request for a waiver of the required right of way dedication, the radial dedication or the required street improvements. These improvements are a requirement of the Master Street Plan and required of new development and redeveloped sites within the City and the Planning Jurisdiction. The Master Street Plan was designed to maximize the efficient, safe, and orderly flow of traffic through and within the City. The Plan delineates a road system to service Little Rock's current and future needs, balancing physical constraints, the needs of individual, and the needs of the general public to produce an efficient, safe, orderly and economical road system for the citizens of Little Rock, Pulaski County and the State of Arkansas. No specific time frame has been applied to the plan, since it is designed as a "response oriented" document. The street improvements will be made through the efforts of both the public and private sector as property is developed. Among its purposes are to coordinate private and public sector development activities and to serve as a framework for funding improvements and additions to the street system, as growth demands. Staff feels the proposed development should meet the spirit of the various ordinances and is not supportive of waiving the requirements as proposed. STAFF RECOMMENDATIONS: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JULY 5, 2007) The applicant was present. There were no registered objectors present and one registered supporter present. Staff presented the item with a recommendation of denial of the request. Staff stated the applicant was seeking a waiver of the required street improvements and right of way dedication for the proposed development. Staff stated a waiver of the landscaping requirements was also being requested. Ms. Betty Snyder addressed the Commission on behalf of the John Barrow Neighborhood Association. She stated the association was in full support of the proposed project and City staff needed to find a way to make the development work. She stated the applicant's had been a good neighbor and were participates in the neighborhood. She requested staff find a way to make the development work. N FILE NO.: Z-8236 (Cont.) The Commission questioned the applicant's of the proposed redevelopment of the site and the request for the waivers. The applicant stated the right of way dedication would require relocation of the tanks. He stated in 2004 the tanks were reworked and he spent $104,000 on the tank improvements. He stated at the time of the improvements permits were obtained and no one indicated a right of way dedication would be required. He stated the right of way dedication would take in the tanks which then would have to be moved at a substantial expanse. The Commission questioned staff as to the need for the additional right of way. Staff stated the road was recently constructed by AHTD and a turn lane was not added. Staff stated based on the numbers a right turn lane was needed to facilitate traffic flow. Staff stated in this case it was an all or nothing. Staff stated the right of way was to be dedicated and the tanks relocated or the Board of Directors would have to approved or a waiver. Staff stated based on ordinance standards the turn lane was needed. Ms. Snyder pleaded with the Commission to work with the applicants to resolve this issue and make the development occur. The Commission suggested the applicant defer the item and work with staff for an alternative plan they could possibly support. There was no further discussion of the item. The Chair entertained a motion for approval of the deferral request. The motion carried by a vote of 7 ayes, 0 noes, 2 absent, 1 recusal and 1 open position. STAFF UPDATE: The applicant submitted a revised site plan to staff addressing staffs concerns related to the canopy placement and the right of way dedication. The revised site plan indicates the proposed new convenience store building will contain a total of 5,000 square feet of gross floor area. The previous site plan included the area under roof including the exterior sidewalk areas. The existing building contains 4,339 square feet for an addition of 661 square feet or 13 percent. The revised site plan includes the placement of landscaping along the northern and eastern perimeters of the site. The applicant is seeking a waiver of the required landscaping along Colonel Glenn Road. The landscaping is a requirement of the Landscape Ordinance and the Zoning Buffer Ordinance. The landscaping as indicated will require approval of a variance from the City Beautiful Commission. The building has been relocated to the north and east and the canopy has been relocated outside the future right of way. Entrance drives have been reduced to adhere to the current ordinance requirements along Colonel Glenn Road. The revised plan does not clearly identify the curb -cut along John Barrow Road. Staff recommends the curb cut be clearly identified. The applicant is seeking a waiver of the required street construction along Colonel Glenn Road. 7 FILE NO.: Z-8236 (Cont. The applicant has provided a total cost estimate for the street improvements and relocation of the canopy along with installation of landscaping. The cost estimate is $170,000, The new building construction is estimated between $325,000 and $375,000. Per Section 30-284 of the Little Rock Code of Ordinances, projects other than subdivisions may require off-street improvements that constitute a substantial portion of total project cost. The public works department may determine that a project involves a financial hardship and require an in -lieu cash contribution not to exceed fifteen (15) percent of the estimated total development cost. Staff continues to have concerns with the site plan as proposed. The applicant is not proposing to construct the required street improvements and the site plan does not provide landscaping per the typical ordinance requirements. PLANNING COMMISSION ACTION: (AUGUST 16, 2007) The applicant was present. There were no registered objectors present. Staff stated they and the applicant had resolved the concerns previously raised by staff. Staff stated the applicant had submitted a revised site plan addressing the right of way dedication along John Barrow and Colonel Glenn Roads, the relocation of the canopy outside the indicated right of way and indicated areas of the site to be landscaped. Staff stated the site plan as proposed would require a waiver from the City Beautiful Commission with regard to the street buffering requirement. Staff stated the developer had agreed to increase the plantings within the landscaped areas along the northern, eastern and western perimeters to one and one-half times the typical ordinance requirements. Staff also stated a raised planter bed would be located at the intersection of John Barrow and Colonel Glenn Roads, outside the right of way. Staff stated the applicant was seeking a five year deferral of the required street improvements to the abutting roadways. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 6 ayes, 0 noes, 3 absent, 1 recusal (Troy Laha) and 1 open position. August 16, 2007 NO.: Z-8236 NAME: Akel Short -form PCD LOCATION: Located on the Northeast corner of Colonel Glenn and John Barrow Roads DEVELOPER: Olden Akel 8724 Colonel Glenn Road Little Rock, AR 72204 Laha Engineering 6620 Baseline Road, Suite E Little Rock, AR 72209 AREA: 0.67 acres NUMBER OF LOTS: 3 —1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District and R-4, Two-family District ALLOWED USES: General Commercial and Single-family PROPOSED ZONING: PCD PROPOSED USE: Convenience Store with Gas Pumps VARIANCES/WAIVERS REQUESTED: 1. A waiver of the Master Street Plan requirement for right of way dedication along John Barrow Road and Colonel Glenn Road. 2. A waiver of the Master Street Plan requirement for street improvements to John Barrow Road and Colonel Glenn Road. 3. A waiver of the Landscape Ordinance and Zoning Buffer Ordinance requirements related to the required landscaping along the abutting roadways. August 16, 2007 SUBDIVISION ITEM NO.: A (Cont. A. PROPOSAL/REQUEST: FILE NO.: Z-8236 The applicant is seeking a rezoning of the site from C-3, General Commercial District and R-4, Two-family District to PCD to allow the construction of a new 50-foot by 100-foot metal building to replace two existing buildings located on the site. The present use of the site is a convenience store with fuel pumps and will remain a convenience store with fuel pumps. Presently Tracts one and three are zoned C-3, General Commercial District and Tract 2 is zoned R-4, Two-family. The existing canopy over the fuel pumps is approximately three feet from the existing right of way of Colonel Glenn Road. Any dedication of additional right of way will require the alteration of the existing canopy. It will also cause the loss of two (2) fuel pumps. This loss will create a twenty-five percent loss of the available fuel stations of the site. Based on this the applicant is seeking a waiver of any additional right of way dedication and the widening of Colonel Glenn Road and John Barrow Road. In addition the applicant is seeking approval of a waiver of the landscaping requirements along the abutting roadways. B. EXISTING CONDITIONS: The site is located at the intersection of Colonel Glenn Road and John Barrow Road which is identified on the City's Future Land Use Plan for commercial activities. The uses in the area include an auto parts store, this convenience store, a restaurant, a strip retail center containing office and commercial uses and single-family homes. There is a City of Little Rock multi -field baseball park located to the northeast of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All owners of property located within 200-feet of the site, all residents, who could be identified located within 300-feet of the site, the John Barrow Neighborhood Association and Westwood Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Colonel Glenn Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 45 feet from centerline will be required. Per the Master Street Plan a right turn lane should be constructed at this location, which will require an additional 10 feet of right-of-way, dedicated. 2 August 16, 2007 SUBDIVISION ITEM NO.: A (Cont. FILE NO.: Z-8236 2. A 20 foot radial dedication of right-of-way is required at the intersection of Colonel Glenn and John Barrow Road. 3. John Barrow Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 4. Per the Master Street Plan and due to the high volume of vehicles, a right turn lane should be constructed on Colonel Glenn Road with 250 feet of stacking and a 150 foot taper. This will require the sidewalk to be reinstalled. 5. Remove existing pump island, any structure, and underground storage tanks with development. Contact the Regulated Storage Tank Division of the Arkansas Department of Environmental Quality for clearance of soils prior to dedication of right-of-way. 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. 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). 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. 11. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the improvements located in the right-of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Ener : Approved as submitted. AT and T: No comment received. Central Arkansas Water: 1. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. 3 August 16, 2007 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-82 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. 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. Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from C-3 General Commercial to Planned Commercial Development. The request does not require a change to the Land Use Plan. Master Street Plan: John Barrow Road is shown as a Minor Arterial 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. Colonel Glenn Road is shown as a Principal Arterial with reduced design standards on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. These streets may require dedication of right-of-way and may require street improvements. Entrances and exits should be limited on these streets to minimize negative effects of traffic and pedestrians since they are arterials. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the John Barrow Neighborhood Action Plan. The Business and Commercial Goal states: "enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses." 0 August 16, 2007 SUBDIVISION ITEM NO.: A (Cont. Landscape: FILE NO.: Z-8236 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The landscape ordinance requires a nine foot (9') wide landscape strip around the sites entirety. A variance from this minimal requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 3. The zoning buffer ordinance requires a nine foot (9') wide land use buffer along the northern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area is to remain undisturbed. 4. A small amount of building landscaping is required. 5. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 '/2 feet in width and 150 square feet in area. Proposed plan does not currently reflect this minimum. These islands should be evenly distributed throughout the site. 6. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. G. SUBDIVISION COMMITTEE COMMENT: (June 14, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development stating the applicant was seeking a waiver of the required street improvements and the required landscaping. Staff stated there were a number of technical issues associated with the request in need of addressing prior to the Commission acting on the request. Staff requested the applicant provide details of any proposed signage. Staff also requested the applicant provide the location of any proposed dumpster facilities and a note limiting the hours of service if limited hours were applicable. Public Works comments were addressed. Staff stated right of way dedication and construction of a right turn lane was required along Colonel Glenn Road per the Master Street Plan. Staff stated the existing fuel canopy and fuel tanks were located within the future right of way and the applicant would be required to relocate the fuel tanks and canopy outside the right of way and the area would require cleaning per State and Federal standards prior to the City accepting the dedication. Staff stated a 20-foot radial dedication would be required at the intersection of John Barrow and Colonel Glenn Roads. 5 August 16, 2007 SUBDIVISION ITEM NO.: A (Cont. FILE NO.: Z-8236 Landscaping comments were addressed. Staff stated a minimum landscape strip of nine feet was required around the perimeter of the site. Staff stated the landscape ordinance would require a small amount of building landscaping and a minimum of eight percent of the paved area would require interior islands. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 site plan addressing few of the issues raised at the June 14, 2007, Subdivision Committee meeting. The applicant has provided the location of the proposed dumpster but has not indicated any limitations for the hours of service. The applicant has indicated the required landscaping strip along the northern perimeter but has not included the required street buffer on the revised site plan. The signage is proposed to comply with signage allowed in commercial zones or a maximum of 36-feet in height and 160 square feet in area. Building signage will be limited to ten percent of the facade area. Signage is proposed on the street sides of both Colonel Glenn and John Barrow Roads. The applicant is seeking a waiver of the required landscaping along the abutting roadways. The revised site plan includes paving to the roadways as presently exists. In staffs opinion the proposed development is a redevelopment of the site and should provide an effort to meet the typical standards of the zoning and landscape ordinances. Staff is not supportive of the waiver request. The applicant is seeking a waiver of the required right of way dedication, street improvements and radial dedication for the abutting streets. According to the applicant this requirement will cause an economic hardship due to the required relocation of the existing gas pumps. According to the applicant if this is a requirement of the City the project will be unable to move forward. Staff is not supportive of the request for a waiver of the required right of way dedication, the radial dedication or the required street improvements. These improvements are a requirement of the Master Street Plan and required of new development and redeveloped sites within the City and the Planning Jurisdiction. The Master Street Plan was designed to maximize the efficient, safe, and orderly flow of traffic through and within the City. The Plan delineates a road system to service Little Rock's current and future needs, balancing physical constraints, the needs of individual, and the needs of the general public to produce an efficient, safe, orderly and economical road system for the citizens of Little Rock, Pulaski County and the State of Arkansas. No specific time frame has been applied to the plan, since it is designed as a "response oriented" document. The street improvements will be made through the efforts of both the public and private sector as property is developed. Among its purposes are to coordinate private and public sector development activities and to serve as a framework for funding improvements and additions to the street system, as growth demands. Cel August 16, 2007 SUBDIVISION ITEM NO A (Cont.) FILE NO.: Z-8236 Staff feels the proposed development should meet the spirit of the various ordinances and is not supportive of waiving the requirements as proposed. STAFF RECOMMENDATIONS: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JULY 5, 2007) The applicant was present. There were no registered objectors present and one registered supporter present. Staff presented the item with a recommendation of denial of the request. Staff stated the applicant was seeking a waiver of the required street improvements and right of way dedication for the proposed development. Staff stated a waiver of the landscaping requirements was also being requested. Ms. Betty Snyder addressed the Commission on behalf of the John Barrow Neighborhood Association. She stated the association was in full support of the proposed project and City staff needed to find a way to make the development work. She stated the applicant's had been a good neighbor and were participates in the neighborhood. She requested staff find a way to make the development work. The Commission questioned the applicant's of the proposed redevelopment of the site and the request for the waivers. The applicant stated the right of way dedication would require relocation of the tanks. He stated in 2004 the tanks were reworked and he spent $104,000 on the tank improvements. He stated at the time of the improvements permits were obtained and no one indicated a right of way dedication would be required. He stated the right of way dedication would take in the tanks which then would have to be moved at a substantial expanse. The Commission questioned staff as to the need for the additional right of way. Staff stated the road was recently constructed by AHTD and a turn lane was not added. Staff stated based on the numbers a right turn lane was needed to facilitate traffic flow. Staff stated in this case it was an all or nothing. Staff stated the right of way was to be dedicated and the tanks relocated or the Board of Directors would have to approved or a waiver. Staff stated based on ordinance standards the turn lane was needed. Ms. Snyder pleaded with the Commission to work with the applicants to resolve this issue and make the development occur. The Commission suggested the applicant defer the item and work with staff for an alternative plan they could possibly support. There was no further discussion of the item. The Chair entertained a motion for approval of the deferral request. The motion carried by a vote of 7 ayes, 0 noes, 2 absent, 1 recusal and 1 open position. 7 August 16, 2007 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-8236 STAFF UPDATE: The applicant submitted a revised site plan to staff addressing staff's concerns related to the canopy placement and the right of way dedication. The revised site plan indicates the proposed new convenience store building will contain a total of 5,000 square feet of gross floor area. The previous site plan included the area under roof including the exterior sidewalk areas. The existing building contains 4,339 square feet for an addition of 661 square feet or 13 percent. The revised site plan includes the placement of landscaping along the northern and eastern perimeters of the site. The applicant is seeking a waiver of the required landscaping along Colonel Glenn Road. The landscaping is a requirement of the Landscape Ordinance and the Zoning Buffer Ordinance. The landscaping as indicated will require approval of a variance from the City Beautiful Commission. The building has been relocated to the north and east and the canopy has been relocated outside the future right of way. Entrance drives have been reduced to adhere to the current ordinance requirements along Colonel Glenn Road. The revised plan does not clearly identify the curb -cut along John Barrow Road. Staff recommends the curb cut be clearly identified. The applicant is seeking a waiver of the required street construction along Colonel Glenn Road. The applicant has provided a total cost estimate for the street improvements and relocation of the canopy along with installation of landscaping. The cost estimate is $170,000. The new building construction is estimated between $325,000 and $375,000. Per Section 30-284 of the Little Rock Code of Ordinances, projects other than subdivisions may require off-street improvements that constitute a substantial portion of total project cost. The public works department may determine that a project involves a financial hardship and require an in -lieu cash contribution not to exceed fifteen (15) percent of the estimated total development cost. Staff continues to have concerns with the site plan as proposed. The applicant is not proposing to construct the required street improvements and the site plan does not provide landscaping per the typical ordinance requirements. PLANNING COMMISSION ACTION: (AUGUST 16, 2007) The applicant was present. There were no registered objectors present. Staff stated they and the applicant had resolved the concerns previously raised by staff. Staff stated the applicant had submitted a revised site plan addressing the right of way dedication along John Barrow and Colonel Glenn Roads, the relocation of the canopy outside the indicated right of way and indicated areas of the site to be landscaped. Staff stated the site plan as proposed would require a waiver from the City Beautiful Commission with regard to the street buffering requirement. Staff stated the developer had agreed to H., August 16, 2007 SUBDIVISION ITEM NO.: A Cont. FILE NO,: Z-8236 increase the plantings within the landscaped areas along the northern, eastern and western perimeters to one and one-half times the typical ordinance requirements. Staff also stated a raised planter bed would be located at the intersection of John Barrow and Colonel Glenn Roads, outside the right of way. Staff stated the applicant was seeking a five year deferral of the required street improvements to the abutting roadways. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 6 ayes, 0 noes, 3 absent, 1 recusal (Troy Laha) and 1 open position. 9 ITEM NO.: 19. Z-8236 NAME: Akel Short -form PCD LOCATION: located on the Northeast corner of Colonel Glenn and John Barrow Roads Planning Staff Comments: 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than June 20, 2007. The Office of Planning and Development must receive the proof of notice no later than June 28, 2007. 2. Provide the days and hours of operation for the proposed facility. 3. Will there be a dumpster located on the site? If so provide the location of the proposed dumpster facility along with a note indicating the required screening. Will the hours of service for the dumpster be limited to day light hours? If so provide a note on the site plan indicating the hours of service. 4. Provide details of any proposed signage including building signage. Provide the total height and area of any ground mounted signage. Typically building signage is limited to a total of 10 percent of the facade area. Since the development abuts to public streets the ordinance would typically allow signage along John Barrow and Colonel Glenn Road. 5. Provide details of any proposed fencing including the total height, location and construction materials. 6. Provide the maximum building height in the general notes section of the site plan. 7. Any site lighting must be low level and directed downward and into the site not spilling onto the adjacent residential properties. 8. Will there be areas of outdoor display including drink boxes or ice machines? If so provide a note on the site plan indicating such uses. 9. Will the air station remain in the location indicated on the site plan? This location could potentially cause circulation conflicts. 10.The site plan indicates the placement of 17 parking spaces. Based on one space per 300 square feet the indicated parking is adequate to meet the typical minimum parking requirement. 11. Provide the percentage of building coverage in the general notes section of the site plan. 12. Provide the percentage of area designated for landscaping in the general notes section of the site plan. Variance/Waivers: None requested. Public Works Conditions: 1. Colonel Glenn Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 45 feet from centerline Item # 19. will be required. Per the Master Street Plan a right turn lane should be constructed at this location, which will require an additional 10 feet of right-of-way, dedicated. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Colonel Glenn and John Barrow Road. 3. John Barrow Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 4. Per the Master Street Plan and due to the high volume of vehicles, a right turn lane should be constructed on Colonel Glenn Road with 250 feet of stacking and a 150 foot taper. This will require the sidewalk to be reinstalled. 5. Remove existing pump island, any structure, and underground storage tanks with development. Contact the Regulated Storage Tank Division of the Arkansas Department of Environmental Quality for clearance of soils prior to dedication of right-of-way. 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. 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). 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10.Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379- 1805 (Travis Herbner) for more information. 11.Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the improvements located in the right-of-way. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT and T: No comment received. Central Arkansas Water: 1. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. 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. 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. Item # 19. Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planninq Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from C-3 General Commercial to Planned Commercial Development. The request does not require a change to the Land Use Plan. Master Street Plan: John Barrow Road is shown as a Minor Arterial 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. Colonel Glenn Road is shown as a Principal Arterial with reduced design standards on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. These streets may require dedication of right-of-way and may require street improvements. Entrances and exits should be limited on these streets to minimize negative effects of traffic and pedestrians since they are arterials. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the John Barrow Neighborhood Action Plan. The Business and Commercial Goal states: "enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The landscape ordinance requires a nine foot (9) wide landscape strip around the sites entirety. A variance from this minimal requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 3. The zoning buffer ordinance requires a nine foot (9') wide land use buffer along the northern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area is to remain undisturbed. 4. A small amount of building landscaping is required. 5. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 1/2 feet in width and 150 square feet in area. Proposed plan does not currently reflect this minimum. These islands should be evenly distributed throughout the site. 6. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern Item # 19. perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 7. This project is located within a major intersection of the City; therefore, attention should be given to the visual quality of the site. 8. Is there a dumpster onsite? If so, please note the location, size, and material of screening mechanism. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, June 20, 2007. Item # 19.