Loading...
HomeMy WebLinkAboutZ-8578 Staff AnalysisAugust 26, 2010 ITEM NO.: 7 NAME: LOCATION.- OWNER/APPLICANT FILE NO.: Z-8578 Sonic/University — Conditional Use Permit Southwest corner of University Avenue and Colonel Glenn Road David Elrod under contract to D. L. Rogers/ 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. SITE LOCATION: The site is located at the southwest corner of S. University Avenue and Colonel Glenn Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located within the area of the Asher -Colonel Glenn - University intersection. Most properties in the area are zoned and occupied as commercial. Two multifamily developments are located across Colonel Glenn to the north. The proposed use is compatible with zoning and 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, Westwood, Curran Conway, College Terrace Neighborhood Associations and the University District were notified of this request. SWLR United for Progress voted to approve the application. 3. ON SITE DRIVES AND PARKING: Access to the site will be from driveways onto Colonel Glenn, University and from within the commercial development via access easements between the lots. A total of 53 parking spaces are provided as is a drive up window. The driveway off of Colonel Glenn has been modified to address public works concerns. 4. SCREENING -AND BUFFERS: Site plan must comply with the City's landscape and buffer ordinance requirements. August 26, 2010 ITEM NO.: 7 (Cont.) FILE NO.: Z-8578 The landscape ordinance requires a nine (9) foot wide perimeter landscape strip around the site's entirety. Currently, the area is deficient along the northern, western and northeasterly perimeters of the site. A variance must be obtained from the City Beautiful Commission prior to the issuance of a building permit. The site plan reflects a "Landscape Easement" along the northern perimeter of the site; however, a driveway is located within this easement area; revise. An additional interior island is needed along both aisles of parking. Interior islands must be a minimum of seven foot six inches (T6") 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. Street trees are both highly encouraged and appreciated. An automatic irrigation system to water landscaped areas will be required. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 5, PUBLIC WORKS COMMENTS: 0 The driveway on Colonel Glenn Road is to close to the Colonel Glenn Road. The minimum distance is seventy-five (75) feet from the back of curb to the center of the driveway. The driveway could remain at the proposed location and the driveway be striped as one way into the Sonic from Colonel Glenn Road. For additional information, contact Bill Henry in Traffic Engineering at 379-1816. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: No comment received. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. 2 August 26, 2010 ITEM NO.: 7 (Cont. FILE NO.: Z-8578 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. County Planning: No Comments, CATA: The site is located on a CATA bus route. 3 August 26, 2010 M NO.: 7 (Cont. FILE NO.: Z-857 SUBDIVISION COMMITTEE COMMENT: (AUGUST 5, 2010) The applicants were present. Staff presented the item and noted additional information was needed regarding signage, fencing and building setbacks. Staff requested additional information on two areas indicated as "patio areas". Staff noted a masonry or wood wall was required opposite the order board to provide sound deflection. Public Works, Utility and Landscape Comments were discussed. It was noted that the minimum landscape strip was not being provided on the site's western perimeter and along the northeast corner of the site. Staff noted a portion of the driveway nearest Colonel Glenn Road was intruding into an area labeled as a landscape easement. The applicants stated they would work with staff to resolve any issues. The Committee directed the applicants and respond to staff issues by August 11, 2010. The item was forwarded to the full Commission. STAFF ANALYSIS: Subsequent to the Subdivision Committee meeting, the applicants met with staff to resolve the various site plan issues. A revised site plan was submitted to staff, which addressed the Public Works and landscape concerns. Sonic is requesting approval of a conditional use permit to allow for the construction of a drive-in restaurant on the C-3 zoned lot located at the southwest corner of Colonel Glenn and S. University. The development includes an 1,806 square foot building, parking, covered stalls and a drive -through pick up window. Additionally, the site will contain a playground area, a sand volley ball court and an area of outdoor seating. Those three areas will be enclosed by a wrought iron fence. This type of Sonic development is a new concept for the Little Rock area and is aimed at families with children as well as the students attending nearby UALR. Days and hours of operation are proposed as 6:00 a.m. to1:00 a.m., 7 days a week. The building meets all required setbacks with the exception of one corner of one of the canopies, which extends over a 40 foot platted building. The canopy does meet the C-3 zoning requirements. The plan was revised to provide landscaping areas that meet, and in most cases, exceed the Ordinance requirements. All site lighting will be low level and directional, aimed away from adjacent properties. An automatic irrigation system will be installed to water landscape areas. A signage plan has been submitted which appears to indicate wall signs without direct street frontage. Staff will support signage that complies with commercial district standards; appropriate ground signage and wall signs on M August 26, 2010 ITEM NO.: 7 (Cont.) FILE NO.: Z-8578 the facades facing the two streets. The driveway off of Colonel Glenn Road has been modified to address traffic engineering concerns. To staff's knowledge, there are no outstanding issues. The bill of assurance for A.G.C. addition provided by the applicant does not address use issues. If the CUP is approved, the applicant will have to complete a one -lot replat reflecting the change in the building line to accommodate the canopy. 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 zoning district. 3. A masonry or wood wall must be placed opposite the order board to provide sound deflection. 4. A one lot replat must be completed to reflect the change in the building line to accommodate the canopy encroachment. 5. Proof of cross access easements must be provided. 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). SUBDIVISION COMMITTEE COMMENTS AUGUST 5, 2010 ITEM NO.: 7. SONIC/UNIVERSITY-COLONEL GLENN CONDITIONAL USE PERMIT — 6201 COLONEL GLENN ROAD Z-8578 Planning Staff Comments: 1. Provide copy of Bill of Assurance fpr A.G.C. Addition. Applicant provided an amendment to the Bill of Assurance that only address a pedestrian and vehicular easement. 2. Label building setbacks from all property lines. 3. Provide signage plan. 4. Provide fencing plan. 5. Portions of the canopy extend across the platted building line. Request a variance. 6. Provide a masonry or wood wall opposite the order board to provide sound deflection. 7. Label cross access easements. 8. Proposed plan does not comply with the City's Landscape and Buffer Ordinances. 9. Provide information on "Landscape Easement" indicated along Colonel Glenn perimeter. 10. Provide information on use of two "patio areas". Variance/Waivers: 0 None requested. Public Works: 1. The driveway on Colonel Glenn Road is to close to the Colonel Glenn Road. The minimum distance is seventy-five (75) feet from the back of curb to the center of the driveway. The driveway could remain at the proposed location and the driveway be striped as one way into the Sonic from Colonel Glenn Road. For additional information, contact Bill Henry in Traffic Engineering at 379-1816. Utilities and Fire Deoartment/County Plannina: 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. 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. ITEM NO.: 7. (CON'T) Z-8578 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. 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 landscape ordinance requires a nine (9) foot wide perimeter landscape strip around the site's entirety. Currently, the area is deficient along the northern, western and northeasterly perimeters of the site. A variance must be obtained from the City Beautiful Commission prior to the issuance of a building permit. The site plan reflects a "Landscape Easement" along the northern perimeter of the site; however, a driveway is located within this easement area; revise. The proposal reflects an additional lane for drive through traffic which requires pedestrians (car -hops) to cross numerous times throughout the day. It is recommended to eliminate the additional drive to minimize the danger of mixing moving vehicles with moving pedestrians. An additional interior island is needed along both aisles of parking. 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. Street trees are both highly encouraged and appreciated. An automatic irrigation system to water landscaped areas will be required. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 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.