HomeMy WebLinkAboutZ-8236-A Staff AnalysisITEM NO.:
7,
NAME: Akel Revised Short -form PCD
LOCATION: located at 8724 Colonel Glenn Road
Z-8236-A
Planning Staff Comments:
1. Notification has been provided.
2. There is an approved landscape and site plan for this development. The
convenience store is currently operating under an expired CO. All item of the
approved site plan must be completed prior to this item being forwarded to the Little
Rock Board of Directors for final action.
3. Provide a cover letter outlining the proposed project.
4. Provide the proposed uses including an alternative uses for the site.
5. Provide the individual square footage of the proposed bays. The site plan indicates
2,700 square feet of sales area. Is this correct or will the entire 5,000 square feet be
used as sales area for three (3) separate businesses.
6. Provide the days and hours of operation for the proposed businesses.
7. Provide details of any proposed signage including building and ground signage.
Provide the location of any building signage and identify the percentage of facade
area proposed for signage. Provide the location of any ground signage and provide
the total height and total sign area. The site plan indicates there will be two (2) signs
on the building one facing Barrow and one facing Colonel Glenn. Will there be
signage facing Colonel Glenn for the two other occupants of the building?
8. All site lighting must be low level and directional, directed downward and into the
site.
9. The dumpster is located within the required land use buffer along the northern
perimeter. Dimension the distance between the property line and the dumpster pad.
10. The site plan indicates the zoning of the Tracts as C-3 and R-2. The zoning
classification for the entire site is PCD.
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
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 be dedicated.
2. A 20 foot radial dedication of right-of-way is required at the intersection of Colonel
Glenn Road 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
Item # 7.
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.
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
private improvements located in the right-of-way.
12.The maximum width of a driveway is 36 feet wide at its narrowest point.
13.Only one (1) driveway curb cut is allowed on Colonel Glenn Road.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project.
Entergy: A 30-foot overhead easement is required for the portion of line that crosses
the property along John Barrow Road and Colonel Glenn Road. Contact Entergy at
954-5151 for additional information.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional
water meter(s) are required. The Little Rock Fire Department needs to evaluate this site
to determine whether additional public and/or private fire hydrant(s) are 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. Due to the nature of
this facility, installation of an approved reduced pressure zone backflow preventer
assembly (RPZ) 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 10 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.
Item 4 7.
Fire Department: Place fire hydrants per code. Maintain a minimum access of 20-feet
around the site. Contact the Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The Rosedale Route (CATA Route #14) runs along Colonel Glenn Road
adjacent to this site.
Parks and Recreation: No comment.
Planning Division- This request is located in the Boyle Park Planning District. The Land
Use Plan shows Commercial (C) for this property. The commercial category includes a
broad range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and scale,
depending on the trade area that they serve. The applicant has applied for a revision to
an existing PCD (Planned Commercial District) to allow for two (2) additional retail bays
and the convenience store on the site.
Master Street Plan: Colonel Glenn Road is a Principal Arterial and John Barrow Road
is a Minor Arterial on the Master Street Plan. A Principal Arterial is to serve through
traffic and to connect major traffic generators or activity centers within the urbanized
area. 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 on traffic and pedestrians on
both Colonel Glenn and John Barrow Roads since they are both Arterials. These streets
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: Class II Bike Lanes are shown along both Colonel Glenn and John
Barrow Roads. Bike Lanes provide a portion of the pavement for the sole use of
bicycles.
Landscape:
1. The property has an approved landscape plan. The development should comply
with this approved plan.
2. Site plan must comply with the City's landscape and buffer ordinance requirements.
3. The landscape ordinance requires a nine (9) foot wide landscape strip around the
sites entirety. A variance from this requirement must be approved by the City
Beautiful Commission.
4. The zoning buffer ordinance requires a nine (9) foot wide land use buffer along the
northern perimeter of the site next to the residentially zoned property. Seventy
percent of this area is to remain undisturbed.
5. A small amount of building landscaping is required.
6. The landscape ordinance requires a minimum of eight percent (8%) of the paved
areas be landscaped with interior islands of at least seven and one-half (7 Y2) feet in
width and 150 square feet in area. The islands should be evenly distributed around
the site.
Item # 7.
7. A six foot (6') 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 requirement.
Revisers plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, June 6, 2012.
Item # 7.
FILE NO.: Z-8236-A
NAME: Akel Revised Short -form PCD
LOCATION: Located at 8724 Colonel Glenn Road
DEVELOPER:
Yafai Investment
Almaqaler Mustafaa
13 Lisa Court
Little Rock, AR 72212
ENGINEER:
Laha Engineers
6602 Baseline Road
Little Rock, AR 72209
AREA: 0.63 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Convenience store with gas pumps
PROPOSED ZONING: Revised PCD
PROPOSED USE: Add telephone store and Take-out restaurant as allowable uses
VARIANCESNVAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 19,882 adopted by the Little Rock Board of Directors on December 4,
2007, rezoned the site from C-3, General Commercial District and R-4, Two-family
District to Planned Commercial Development. The approval allowed for the
construction of a new 50-foot by 100-foot metal building to replace two (2) existing
buildings located on the site. The building was proposed for a single use as a
convenience store, with gas pumps.
FILE NO.: Z-8236 A(Cont.)
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT
The applicant is now proposing to amend the previously approved PCD to add
two (2) additional bays. The uses proposed are a take-out restaurant, a
telephone store and the convenience store with gas pumps. The proposal
includes the placement of building signage on the two (2) new retails spaces in
addition to signage on the convenience store along Colonel Glenn Road. The
sign area will not exceed the signage typically allowed per the commercial district
for building signage. No new building signage is proposed on John Barrow
Road. The existing ground sign will be shared by all three tenants.
B. EXISTING CONDITIONS -
The convenience store has been constructed and is operating under a temporary
certificate of occupancy. The owner is in the process of installing the required
landscaping and screening fence and narrowing the driveway width along John
Barrow Road. Along Colonel Glenn Road, this area is primarily non-residential.
To the north along John Barrow Road the uses are primarily residential. There is
an auto parts store, a lawnmower repair shop and a funeral home located near
the site. There is a City of Little Rock multi -field baseball park, the Rosedale
Park, located north of the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area residents. All property owners located within 200-feet of the site and the
John Barrow Neighborhood Association were notified of the application request.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 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.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
4. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
5. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
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FILE NO.: Z-8236-A Cont.
6. 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.
7. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818)
for the private improvements located in the right-of-way.
8. The maximum width of a driveway is 36 feet wide at its narrowest point.
9. Only one (1) driveway curb cut is allowed on Colonel Glenn Road.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: A 30-foot overhead easement is required for the portion of line that
crosses the property along John Barrow Road and Colonel Glenn Road. Contact
Entergy at 954-5151 for additional information.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or
additional water meter(s) are required. The Little Rock Fire Department needs to
evaluate this site to determine whether additional public and/or private fire
hydrant(s) are 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. Due to the nature of this facility,
installation of an approved reduced pressure zone backflow preventer assembly
(RPZ) 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 10 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 hydrants per code. Maintain a minimum access of
20-feet around the site. Contact the Little Rock Fire Department for additional
information.
County Planning: No comment.
CATA: The Rosedale Route (CATA Route #14) runs along Colonel Glenn
Road adjacent to this site.
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FILE NO.: Z-8236-A (Cont.
Parks and Recreation: No comment.
F. ISSUES/TECHN ICAUDESIGN:
Planning Division: This request is located in the Boyle Park Planning District.
The Land Use Plan shows Commercial (C) for this property. The commercial
category includes a broad range of retail and wholesale sales of products,
personal and professional services, and general business activities. Commercial
activities vary in type and scale, depending on the trade area that they serve.
The applicant has applied for a revision to an existing PCD (Planned Commercial
District) to allow for two (2) additional retail bays and the convenience store on
the site.
Master Street Plan: Colonel Glenn Road is a Principal Arterial and John Barrow
Road is a Minor Arterial on the Master Street Plan. A Principal Arterial is to serve
through traffic and to connect major traffic generators or activity centers within
the urbanized area. 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 on traffic and pedestrians on both Colonel Glenn and John Barrow Roads
since they are both Arterials. These streets may require dedication of right-of-
way and may require street improvements for entrances and exits to the site.
Bicycle Plan: Class II Bike Lanes are shown along both Colonel Glenn and John
Barrow Roads. 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. The property has an approved landscape plan. The development must
comply with this approved plan.
G. SUBDIVISION COMMITTEE COMMENT: (May 31, 2012)
The applicant was present. Staff presented an overview of the development.
Staff stated the site was currently operating under an expired certificate of
occupancy and stated there was an approved landscape and site plan for the
development. Staff stated the current request would not change the approved
site plan but would allow the existing building to be split into three (3) bays, one
(1) for the convenience store and the other two (2) as lease spaces. Staff
requested the applicant provide details of the proposed uses for the two (2)
additional bays. Staff stated the dumpster along the northern perimeter of the
site had been placed within the required land use buffer. Staff requested the
applicant dimension the setback from the property line. The applicant stated the
pad was four feet six inches (64") from the property line.
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FILE NO.: Z-8236-A
Public Works comments were addressed. Staff stated a number of the
comments were brought up with the original request including the narrowing of
the drive on John Barrow Road and the required street improvements to the
abutting streets. Staff stated the western most drive on Colonel Glenn Road
should be removed to comply with the driveway spacing requirement of City
ordinances. Staff noted any private improvements located within the right of way
would require a franchise agreement with the City.
Landscaping comments were addressed. Staff noted the comments provided
were from the original approval and were a part of the approved landscape plan.
Staff requested the applicant install the buffers and screening as shown on the
approved plan. Staff noted the request would not be forwarded to the Little Rock
Board of Directors for final action until the improvements necessary to complete
the existing project had been finished.
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 to staff addressing a number of the
issues raised at the May 31, 2012, Subdivision Committee meeting. The revised
plan has indicated the closure of one of the drives on Colonel Glenn Road and
the narrowing of the drive on John Barrow Road to 36-feet. The revised plan
also includes the placement of a seven (7) foot landscape strip between the drive
openings on John Barrow Road and Colonel Glenn Road. The applicant has
indicated landscape improvements and the screening fence will be installed per
the existing approved plan.
The proposal is an amendment to the previously approved PCD to add two (2)
additional bays within the existing building. The building was constructed as a
50-foot by 100-foot metal building with a convenience store in the western most
portion of the building. There were two (2) additional retail bays roughed out
during construction. The applicant is proposing to amend the PCD to allow these
two (2) additional bays to be lease space for retail uses. The applicant has
indicated the current proposed uses are a take-out restaurant and a telephone
store. The convenience store with gas pumps will occupy the third bay.
The proposal includes the placement of wall signage on the two (2) new retail
spaces in addition to wall signage on the convenience store bay facing Colonel
Glenn Road. The sign area will not exceed the signage typically allowed per the
commercial district for building (wall) signage. The building signage proposed is
five (5) feet by five (5) feet or 25 square feet in area for each lease space. There
is an existing wall sign identifying the convenience store on John Barrow Road.
No new wall signage is proposed on John Barrow Road. There is an existing
ground sign located at the intersection of John Barrow Road and Colonel Glenn
Road which additional panels will be added to identify the new retail users. The
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FILE NO.: Z-8236-A (Cont.
maximum sign height proposed is thirty-six (36) feet and the maximum sign area
is one hundred sixty (160) square feet.
To determine the parking typically required for this type development there are
two (2) classifications needed for review. The parking for convenience -type
grocery store is four (4) spaces plus one (1) space for each three hundred (300)
square feet of gross floor area, exclusive of storage area and for general
business and retail sales one (1) space per three hundred (300) gross square
feet of floor area up to 10,000 square feet. The convenience store would
typically require eleven (11) parking spaces and the retail sales would typically
require nine (9) parking spaces for a total of twenty (20) spaces. The site plan
includes fourteen (14) parking spaces and six (6) fueling stations. The parking
indicated is adequate to serve the development.
The request includes a revision to the previously approved site plan to allow the
dumpster to be located within the northern land use buffer. The dumpster pad
was placed four feet six inches (4'6") from the northern property line. The buffer
along the northern perimeter should be a minimum of nine (9) feet. Staff is
supportive of the dumpster has currently located. With the exception of the
dumpster encroachment the remainder of the buffer along this perimeter is
fourteen (14) feet.
Staff is supportive of the requested amendment to the PCD to add two (2)
additional retail bays within the existing building for a telephone store and
take-out restaurant. The convenience store is currently operating under a
temporary certificate of occupancy. The owner must continue to complete the
improvements required to obtain the site's permanent certificate of occupancy
prior to the item being placed on the agenda of the Little Rock Board of Directors
for consideration and final action. Otherwise to staffs knowledge there are no
remaining outstanding technical issues associated with the request. Staff does
not feel the amendment to the PCD to add the additional uses will significantly
impact the development.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as noted in paragraphs D, E and F of the agenda staff
report.
PLANNING COMMISSION ACTION: (JUNE 21, 2012)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
FILE NO.: Z-8236-A
There was no further discussion of the item. The item was placed on the consent
agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and
0 absent.
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