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HomeMy WebLinkAboutZ-8577 Staff AnalysisAugust 26, 2010 ITEM NO.: 6 NAME: LOCATION: OWNER/APPLICANT FILE NO.: Z-8577 Sonic/Geyer Springs — Conditional Use Permit 8100 Geyer Springs Road Tommy Lasiter under contract to D. L. Rogers Co./ Ron Tabor, Joe White PROPOSAL: A conditional use permit is requested to allow for construction of an eating place with drive in service on this C-3 zoned property. 2 3 SITE LOCATION: The property is located on the west side of Geyer Springs Road, between Mitchell Drive and Nova Lane. COMPATIBILITY WITH NEIGHBORHOOD: The site is located on the intensely developed Geyer Springs commercial corridor. The area is characterized by a wide variety of commercial uses, including other fast food restaurants and automobile related uses. The proposed use is compatible with uses in the area. All owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and the SWLR United for Progress, Cloverdale and Windamere Neighborhood Associations were notified of the request. SWLR United for Progress voted at their August 2010 meeting to support the application. ON SITE DRIVES AND PARKING: Access to the site is from Geyer Springs Road. Traffic Engineering has approved the modified plan to allow two driveways; one entry only and one exit only. A third driveway will provide access from the site, through the properties to the south to Nova Lane. A cross access easement will be executed to allow this driveway. The site contains covered and uncovered parking stalls and a drive up pick up lane and window. 4. SCREENING AND BUFFERS: Site plan must comply with the City's landscape and buffer ordinance requirements. August 26, 2010 ITEM NO.: 6 (Cont. FILE 1\10.: Z-8577 The zoning street buffer requires a nine (9) foot wide street buffer along Geyer Springs Road. Currently, the street landscape buffer strip is deficient. The landscape ordinance requires a nine (9) foot wide perimeter landscape strip around the site's entirety. Currently, the site is deficient along all the perimeters of the site. A variance must be obtained from the City Beautiful Commission prior to the issuance of a building permit. t5o 0 Interior islands must be a minimum of seven foot six inches (7'6") in width and a minimum of (366) -6�eot in area to qualify towards the landscape ordinance. These islands are also to be evenly distributed throughout the site. The dumpster pad is currently located within the landscape strip; relocate out of the landscape perimeter. A small amount of building landscaping will be required. Street trees are both highly encouraged and appreciated. An automatic irrigation system is required. 5. PUBLIC WORKS COMMENTS: C 1. Geyer Springs Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way forty-five (45) feet from centerline will be required. The plan must be modified to show the centerline of the right-of-way. 2. Due to the proposed use of the property, the Master Street Plan specifies that Frenchman's Lane for the frontage of this property must meet commercial street standards. Dedicate right-of-way to thirty (30) feet from centerline. Revise the plan to show the centerline of the right-of-way of Frenchman's Lane. 3. The proposed driveway from the south closest to Geyer Springs Road must be closed due to the short distance from Geyer Springs Road. UTILITY. FIRE DEPT. AND CATA COMMENTS Wastewater: Sewer available to this project. Entergy: No comment received. Centerpoint Energy: No comment received. 2 August 26, 2010 ITEM NO.: 6 (Cont.) FILE NO.: Z-8577 AT&T (SBC): No comment received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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 (CAW) 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 CAW. The test results must be sent to CAW'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: Approved as submitted. Fire hydrant may be required. County Planning: No Comments. CATA: The site is located on a CATA bus route. 3 August 26, 2010 ITEM NO.: 6 (Cont. FILE NO.: Z-8577 SUBDIVISION COMMITTEE COMMENT: (AUGUST 5, 2010) The applicants were present. Staff presented the item and noted additional information was needed regarding fencing, signage and building setbacks. It was noted that portions of the canopies extend across platted building lines but do meet the zoning setbacks. The applicant was advised to indicate a masonry or wood wall opposite the order board to provide sound deflection. Public Works, Utility and Landscape Comments were discussed. Staff noted the proposed driveway did not comply with ordinance standards. The plan also indicated two driveways entering the property to the south. Staff commented that the cross driveway nearest the street could not be permitted. Discussion focused on the applicant's proposal to create a cross access easement through the property to the south, to provide access to Nova Lane, and a proposal to create a shared parking arrangement with the property to the south. Staff expressed concerns that creating the additional parking spaces for the Taco Bell site would result in the loss of a required landscape strip. The applicant stated they would review some options and bring a revised plan to staff. The applicants were advised to respond to staff issues by August 11, 2010. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: Sonic is proposing to construct a new drive-in restaurant on the C-3 zoned property located at 8100 Geyer Springs Road. The applicants continued to work with staff to address the issues raised at Subdivision Committee. A revised plan has been submitted that staff supports. The development includes an 1,806 square foot building, covered drive-in stalls, a small area of outdoor dining and a drive-thru lane. A wrought iron enclosed playground area will be located at the rear of the site. Two driveways will provide access from Geyer Springs Road. The two driveways have been located and designed to satisfy traffic engineering requirements. An existing access driveway off the rear of the site onto Frenchman's Lane will be closed. A cross access easement is to be executed with the property owners to the south, allowing access from this site to Nova Lane where a traffic signal at Geyer Springs Road exists. As part of the proposal, a portion of this property will be placed in a parking easement to allow the Taco Bell located adjacent to the south to be able to create some angled parking spaces. Staff had initial concerns that the new Taco Bell spaces would result in the loss of landscaping. The applicant has addressed those concerns by providing the required width of perimeter Ll August 26, 2010 ITEM NO.: 6 (Cont. FILE NO.: Z-8577 landscaping to satisfy both the Sonic and Taco Bell requirements. The southern half of the perimeter landscape strip will be placed in a landscape easement to assure that it is perpetually maintained as landscaping for the Taco Bell perimeter. Days and hours are proposed as 6:00 a.m. to 1:00 a.m., 7 days a week. All site lighting will be low level and directional, directed away from adjacent properties. An automatic irrigation system to water landscape areas will be provided. A 6-foot tall wood fence will be. placed along the western edge of the site opposite the order board to satisfy the requirement for a sound deflector. The setbacks for the building itself exceed ordinance requirements. Portions of two of the drive in stall canopies extend over the platted building line along Geyer Springs. Even so, they still meet the Zoning Ordinance required setbacks for C-3 property. A signage plan has been submitted which seems to imply a desire to have wall signs without direct street frontage. Staff will support signage that complies with ordinance standards; one ground sign and wall signage on the building facade facing the street. To staff's knowledge, there are no outstanding issues. The bills of assurance for the three subdivisions within which the property lies are either expired or have language stating use of the property shall conform to the applicable zoning ordinances of the City of Little Rock. If the CUP is approved, the applicant will have to complete a one -lot replat reflecting the change in the building line for the canopies. Proof of a cross access easement through the two adjacent properties must be provided prior to a building permit being issued. Documentation regarding the landscape and parking easement along the shared Sonic/Taco Bell perimeter must be provided in conjunction with the building permit submittal. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. Signage must comply with that allowed in the C-3 commercial district. 3. Proof of a cross access easement across the properties to the south to reach Nova Lane must be submitted prior to a building permit being issues. 5 August 26, 2010 ITEM NO.: 6 (Cont. i FILE NO.: Z-8577 4. Appropriate documentation creating the perpetual landscape and parking easement must be provided prior to a building permit being issued. 5. A one -lot replat must be completed reflecting the change in the front building line for the drive-in stall canopies. PLANNING COMMISSION ACTION: (AUGUST 26, 2010) Chairman Jeff Yates recused on this item. The applicants were present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 8 ayes, 0 noes, 1 absent, 1 open position and 1 recusal (Yates). n SUBDIVISION COMMITTEE COMMENTS AUGUST 5, 2010 ITEM NO.: 6. SONIC GEYER SPRINGS CONDITIONAL USE PERMIT — 8100 GEYER SPRINGS ROAD Z-8577 Planning Staff Comments: 1. The property consists of portions of properties in three subdivisions. The Bill of Assurance for Marvin Bass Industrial Acres has expired. The Bills of Assurance for Eagle Commercial Subdivision and Arnolds Highlands Acres state "use of the property shall conform to and be limited by the applicable zoning ordinances of the City of Little Rock". 2. Provide fencing plan. 3. Label building setbacks from all property lines. 4. Provide signage plan. 5. Portions of the proposed canopies extend across the platted building lines. Request a variance. 6. Provide masonry or wood wall opposite the order board to provide sound deflection. 7. Show proof of cross access easement for driveway entering the property to the south. 8. Label cross -parking easement on south side. 9. Proposed plan does not comply with the City's Buffer and Landscape Ordinances. Variance/Waivers: • None requested. Public Works: 1. Geyer Springs Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way forty-five (45) feet from centerline will be required. The plan must be modified to show the centerline of the right-of-way. 2. Due to the proposed use of the property, the Master Street Plan specifies that Frenchman's Lane for the frontage of this property must meet commercial street standards. Dedicate right-of-way to thirty (30) feet from centerline. Revise the plan to show the centerline of the right-of-way of Frenchman's Lane. 3. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30- 43 and 31-210. The lots must have a single driveway access from Geyer Springs Road at the center of the property. The width of driveway must not exceed thirty-six (36) feet. For additional information, contact Bill Henry in Traffic Engineering at 379-1816. 4. The proposed driveway from the south closest to Geyer Springs Road must be closed due to the short distance from Geyer Springs Road. Utilities and Fire Department/County PlanninK. Wastewater: Sewer available to this project. Entergy: No comment received. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. 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. ITEM NO.: 6. (CON'T) (Z-8577 Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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 (CAW) 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 CAW. The test results must be sent to CAW'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: Approved as submitted. Fire hydrant may be required. County Planning: No Comments, CATA: The site is located on a CATA bus route. Planning Division: No Comments. Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. The zoning street buffer requires a nine (9) foot wide street buffer along Geyer Springs Road. Currently, the street landscape buffer strip is deficient. The landscape ordinance requires a nine (9) foot wide perimeter landscape strip around the site's entirety. Currently, the site is deficient along all the perimeters of the site. A variance must be obtained from the City Beautiful Commission prior to the issuance of a building permit. Interior islands must be a minimum of seven foot six inches (7'6") in width and a minimum of three hundred (300) square foot in area to qualify towards the landscape ordinance. These islands are also to be evenly distributed throughout the site. What is the intention of the asphalt drive along the rear of the property? If it isn't intended to be used as a vehicular use area then the asphalt needs to be removed in conjunction with this application. If the asphalt is to remain then the roadway needs to be landscaped accordingly. The dumpster pad is currently located within the landscape strip; relocate out of the landscape perimeter. It appears the stack lane can be eliminated and combined with the proposed drive in area(s). This will help meet the minimum landscape perimeter along the north and also eliminate persons crossing in front of through traffic. The stacking area is an extremely high traffic area; requiring all car -hops to pass twice per order. Recommend elimination. A small amount of building landscaping will be required. Street trees are both highly encouraged and appreciated. An automatic irrigation system is required. ITEM NO.: 6. CON'T Z-8577 Other: Submit responses to staff comments and four (4) copies of revised site plan, if required, not later than Wednesday August 11, 2010. Required notices must be sent via certified mail not later than Wednesday August 11, 2010 and proof of notification returned to staff by August 20, 2010.