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HomeMy WebLinkAboutZ-8826 Staff AnalysisJanuary 10, 2013 ITEM NO.: 7 FILE NO.: Z-8826 NAME: Family Dollar Store — Conditional Use Permit LOCATION: 801 East Roosevelt Road OWNER/APPLICANT: Hastings Realty/Crafton Tull PROPOSAL: A conditional use permit is requested to allow the construction of a Family Dollar Store on this 1-2 zoned, 1.07 acre tract. SITE LOCATION: The property is located on the south side of East Roosevelt Road, two blocks east of 1-30, across from Horace Mann School. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area of mixed zoning and uses. Uses in the immediate area include a wholesale business, a welding supply company, a convenience store with gas pumps, a school and undeveloped industrial property. Additional commercial uses are located farther east. The site is currently occupied by a vacant bank building. The proposed new retail store should be compatible with the neighborhood and will provide a needed service to this part of the community. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Community Outreach Neighborhood Association. 3. ON SITE DRIVES AND PARKING: This 9,100 square foot retail store requires 30 parking spaces. 38 parking spaces are proposed in front and on the east side of the store. Access will be via a shared driveway over the lot to the west. Both properties are currently owned by the same entity. Prior to a building permit, a cross access easement will be executed to legitimize the shared driveway. A second driveway off the private drive to the south will provide access for delivery trucks only. 4. SCREENING AND BUFFERS: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. January 10, 2013 ITEM NO.: 7 Cont.) FILE NO.: Z-8826 The zoning buffer ordinance requires an average twelve foot (12') wide street buffer along E. Roosevelt Road and in no case to be less than nine foot (9'). The landscape ordinance requires a nine foot (9') wide landscape strip around the sites entirety. Currently, there are three (3) locations this minimal amount is not being met. Along the northern property line and along the western property line; revise. A variance from this minimal requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. The landscape ordinance requires building landscaping currently there is zero (0) being proposed. A variance from this minimal requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 5. PUBLIC WORKS COMMENTS: 1. At time of building permit, sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalk should be constructed on McAlmont Street and the private drive on the south. The back of the sidewalk adjacent to Roosevelt should be placed at the property line. The back of the sidewalk adjacent to McAlmont Street and the south private drive should be located twelve (12) feet off the back of curb. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Roosevelt Road including five (5) foot sidewalks with planned development. 3. At time of building permit, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 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. At time of building permit, obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 2 January 10, 2013 ITEM NO.: 7 FILE NO.: Z-8826 6. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. If it is believed detention does not apply, calculations must be provided showing the pre and post impervious area. 8. The private streets should be located in platted access easements. 9. The driveway to the site off Roosevelt Road should be located within an access easement. 10. If disturbed area is one or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 11. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. An elevation certificate is required to be provided prior to issuance of the certificate of occupancy. 12. The minimum finish floor elevation of at least one foot above the base flood elevation is required to be shown on plat and grading plans. The mechanical equipment for the structure must be elevated to above the base flood elevation. 13. Currently, Roosevelt Road at this location floods during intense rain events. 14. One site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 15. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed thirty-six (36) feet. 6. 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. 3 January 10, 2013 ITEM NO.: 7(Cont.)FILE NO.: Z-8826 Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. 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 (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. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Fire Department: Fire hydrants (per Code). Maintain access of at least twenty (20) feet. County Planning: No Comments. CATA: The site is located on a CATA bus route. n January 10, 2013 ITEM NO.: 7(Cont.)FILE NO.: Z-8826 SUBDIVISION COMMITTEE COMMENT: (DECEMBER 20, 2012) The applicant was present. Staff asked the applicant to provide a copy of the existing bill of assurance, a signage plan and a fencing plan. Staff asked what the proposed days and hours of operation would be. It was noted that access to the site off of Roosevelt was across the adjacent lot and the survey did not indicate an access easement to allow the shared access. It was noted that a variance was requested to allow a reduced setback on the west side. Public Works, Utility and Landscape Comments were presented and discussed. It was noted Roosevelt Road was a state highway and coordination with AHTD was required. Staff stated the cross access easement for the driveway over the adjacent property would need to be platted prior to building permit submittal. The applicant was advised to respond to staff issues by December 26, 2012. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: A conditional use permit is requested to allow for the construction of a new, 9,180 square foot Family Dollar Store on the 1-2 zoned, 1.07 acre tract located at 801 East Roosevelt Road. A vacant bank building which currently occupies the site will be removed. The building will be one story in height and will have a masonry finish on the front with a metal parapet. Sides and rear of the building will be a tan -colored metal. The building will have a low sloped, metal roof. Paved parking for 38 vehicles will be located in front and beside the store. Access will be via a shared driveway over the lot to the west. The delivery area is off of the private drive at the rear of the store. Signage will consist of a single ground -mounted sign which complies with the 1-2 district standard (20' in height and 72 square feet in area) and wall signs on the front and side facades of the building. The wall sign on the west side requires a variance since that side does not have direct street frontage. Days and hours of operation are 8:00 — 9:00 p.m., Monday through Saturday and 9:00 a.m. — 9:00 p.m., Sunday. No fencing is proposed other than the screening fence around the dumpsters and a chainlink fence around the mechanical units for security. A variance is requested to allow a setback of 0 feet on the west side. If the property were zoned C-3, no setback would be required. However, in 1-2, a 15-foot side yard is required. Staff is supportive of the setback variance. Both lots are currently owned by the same entity. The presence of a shared driveway and a parking area on that adjacent lot provides adequate separation from any future use on that lot. 5 January 10, 2013 ITEM NO.: 7 (Cont.) FILE NO.: Z-8826 The applicant submitted responses addressing most of the issues raised at Subdivision Committee. Sidewalks on Roosevelt and the private street to the east are shown as required. The driveway width on Roosevelt Road has been reduced to 36 feet. All access easements for the private streets and shared driveway will be executed prior to building permit submittal. Underground stormwater detention will be provided. Landscape areas have been increased to comply with requirements. The site is located in the designated mature area of the City which does allow for some reduction in buffer and landscape areas. The applicant states there is no current bill of assurance for this tract. Lighting is not indicated on the plan but any site lighting should be low-level and directional, aimed downward and into the site. There remains only one outstanding issue. Staff has called for placement of a sidewalk along the private drive on the south side of the tract. The applicant has requested not to have to install that sidewalk. As of this writing, that issue had not been resolved. Otherwise, staff supports the requested CUP, including the building setback and wall sign variances. STAFF RECOMMENDATION: Staff's recommendation is forthcoming. PLANNING COMMISSION ACTION: (JANUARY 10, 2013) The applicant was present. There were no objectors present. Staff informed the commission that Public Works had taken another look at the application and plan. The industrial zoned subdivision has no existing sidewalks except along Roosevelt Road which is a public street. The other two streets adjacent to the site are private streets and do not have sidewalks. The developer is widening Roosevelt Road and installing a sidewalk. A sidewalk is also being installed adjacent to McAlmont Street which is the private street located east of the site and which provides an entrance to the subdivision. It has been determined that a sidewalk is no longer required to be installed along the private street located south of the site. In light of the resolution of the sidewalk issue, staff recommended 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. January 10, 2013 ITEM NO.: 7(Cont.)FILE NO.: Z-8826 2. All site lighting is to be low-level and directional, shielded downward and into the site. Staff recommended approval of variances to allow a zero (0) foot setback on the west perimeter and to allow a wall sign on the west fagade without direct street frontage. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 9 ayes, 0 noes, 1 absent and 1 open position. F ITEM NO.: 7. FAMILY DOLLAR STORE CONDITIONAL USE PERMIT 801 E. ROOSEVELT ROAD Z-8826 Planning Staff Comments: 1. Provide a copy of the existing Bill of Assurance for the site; available at the Pulaski County Circuit Clerk's office. 2. Access is proposed on the property to the west. No access easement is indicated. Provide proof of access easement. 3. Provide signage plan. 4. Provide days and hours of operation. 5. All site lighting is to be low-level and directional, aimed downward and into the site. 6. Indicate and describe any proposed fencing. Variance/Waivers: • Zero foot setback on west side Public Works: 1. At time of building permit, sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalk should be constructed on McAlmont Street and the private drive on the south. The back of the sidewalk adjacent to Roosevelt should be placed at the property line. The back of the sidewalk adjacent to McAlmont Street and the south private drive should be located twelve (12) feet off the back of curb. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Roosevelt Road including five (5) foot sidewalks with planned development. 3. At time of building permit, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 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. At time of building permit, obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. If it is believed detenI ioii does not apply, calculations must be provided showing the pre and post impervious area. 8. The private streets should be located in platted access easements. 9. The driveway to the site off Roosevelt Road should be located within an access easement. 10. If disturbed area is one or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 11. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. An elevation certificate is required to be provided prior to issuance of the certificate of occupancy. 12. The minimum finish floor elevation of at least one foot above the base flood elevation is required to be shown on plat and grading plans. The mechanical equipment for the structure must be elevated to above the base flood elevation. 13. Currently, Roosevelt Road at this location floods during intense rain events. 14. One site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. ITEM NO.: 7. CON'T Z-8826 15. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30- 43 and 31-210. The width of driveway must not exceed thirty-six (36) feet. Utilities and Fire De artment/Coun Planning: 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. 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. 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 (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. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Fire Department: Fire hydrants (per Code). Maintain access of at least twenty (20) feet. County Planning: No Comments. CATA: The site is located on a CATA bus route. PIanning Division_ No Comments. Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. The zoning buffer ordinance requires an average twelve foot (12') wide street buffer along E. Roosevelt Road and in no case to be less than nine foot (9'). The landscape ordinance requires a nine foot (9') wide landscape strip around the sites entirety. Currently, there are three (3) locations this minimal amount is not being met. Along the northern property line and along the ITEM NO.: 7. (CON'T). (Z-8826) western property line; revise. A variance from this minimal requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. The landscape ordinance requires building landscaping currently there is zero (0) being proposed. A variance from this minimal requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Wednesday December 26, 2012. Required notices are to be sent via certified mail to all owners of properties located within two hundred (200) feet of the site no later than Wednesday December 26, 2012. The City -provided notice form must be used. Proof of notice is to be provided to staff no later than January 4, 2013.