HomeMy WebLinkAboutZ-9039 Staff AnalysisITEM NO.: 16. Z-9039
NAME: PB General Holdings, Short -form PD-C
LOCATION: located at 2504 Ferndale Cut-off
Planning Staff Comments:
1. Provide notification of the property owners located within 200-feet of the development
including the certified abstract list, notice form with affidavit executed and proof of
mailing. The notice must be mailed no later than May 20, 2015. The Office of Planning
and Development must receive the proof of notice no later than May 29, 2015. (Will
Comply)
2. Provide the days and hours of operation for the business. (7 days/wk/ 8am to 9pm)
3. Provide the days and hours of dumpster service. Since the site is located adjacent to
residentially used property staff recommends the hours of dumpster service be limited
to 8 am to 5 pm Monday through Friday. Provide details of the proposed dumpster
screening mechanism. (M-F 8am-5pm) See detail on site plan.
4. Provide the days and hours of deliveries. There are to be no trucks left idling which
deliveries are being made. (Deliveries are only during business hours)
5. Provide details of the proposed signage plan including ground and building signage.
Provide the location, total height and total sign area proposed for ground signage.
Provide the facade and the percentage of the facade to be covered with signage for
building signage. (See detail on site plan)
6. Provide the proposed building materials for the proposed structure. (Front will be
`ed CMU to 10'-0" a.f.f. with Pre -Finished Metal panels above to 18'-6" a.f.f.)
7. Provide the maximum building height for the proposed structure. (18'-6" a.f.f.)
8. Provide the maneuvering area for the delivery trucks. (See detail on site plan)
9. All site lighting must be low level and directional, directed downward and into the site.
(Will comply)
10. Provide the percentage of building coverage, the percentage of paved area and the
percentage of landscaped area in the general notes of the site plan. (Revised on Site
Plan)
Variance/Waivers: None requested.
Public Works Conditions:
1. Kanis Road is classified on the Master Street Plan as a principal arterial. Dedication
of right-of-way to 55 feet from centerline will be required. (Will Comply)
2. Ferndale Cut-off Rd is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required. At arterial -arterial
intersections, an additional 10 feet of ROW should be dedicated for future right turn
lane for a distance of 250 feet. (Will Comply)
3. A 75 feet radial dedication of right-of-way is required at the intersection of Kanis Rd
and Ferndale Cut-off Rd. (Requesting a variance to reduction to 50' radius, for traffic
calming)
4. With site development, provide design of street conforming to the Master Street Plan.
Construct one-half street improvement to Ferndale Cut Off and Kanis Road with
planned development. The boundary street improvements consist of providing a 12
feet thru lane and a 6 feet paved shoulder on both streets. (See revised site plan lane
and paved shoulder provided)
5. Storm water detention ordinance applies to this property. Show the proposed location
for stormwater detention facilities on the plan.
6. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the
Arkansas Department of Environmental Quality prior to the start of construction.
(Will comply)
7. Street Improvement plans shall include signage and striping. Public Works must
approve completed plans prior to construction. (Will Comply)
8. Street lights are required by Section 31-403 of the LR code. Provide plans for approval
to Traffic Engineering. Street lights must be installed prior to platting/certificate of
occupancy. Contact Traffic Engineering, Greg Simmons, gsimmions@littlerock.org or
501.379.1813 for more information. (Street lights will not be required, per phone call
5/15/2015)
9. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveways on arterial streets should be
located 300 feet from intersections and driveways and 150 feet from the side property
line. Kanis Road driveway should be located at the rear property line and shared in
the future with the property to the north and a shared access easement should be
platted for the driveway. The Ferndale Cut-off driveway should be moved to the side
property line and design to be shared in the future with a platted shared access
easement. The width of driveways must not exceed 36 feet. (See revised site plan)
10. Damage to public and private property due to hauling operations or operation of
construction related equipment from a nearby construction site shall be repaired by
the responsible party prior to issuance of a certificate of occupancy. (Will comply)
Utilities and Fire Department/County Planning:
Wastewater: Outside the service boundary, no comment.
Entergy: Entergy does not object to this proposal. A single phase power line exists on
the west side of the property along Kanis Road. Two of 3 phase power is available on
the south side of the property along Ferndale Cutoff Road. Contact Entergy in advance
regarding future service requirements and additional facilities location(s).
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: (Central Arkansas Water approval not required, CAW does
not provide water to site, site will be utilizing well)
1. All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
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.
3. 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 the Little Rock Fire Department is required.
4. 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.
5. 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.
6. Contact Central Arkansas Water regarding the size and location of water meter.
7. Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZA) 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 ten days of installation and
annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you
would like to discuss backflow prevention requirements for this project.
8. The facilities on -site will be private. When meters are planned off private lines, private
facilities shall be installed to Central Arkansas Water's materials and construction
specifications and installation will be inspected by an engineer, licensed to practice in
the State of Arkansas. Execution of a Customer Owned Line Agreement is required.
9. Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives area used, a
reduced pressure zone back flow preventer shall be required.
10. This development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire
protection.
Fire Department: Maintain Access. (Will Comply, we were unable to obtain West
Pulaski Volunteer Fire Department approval as of this date, we have left several
messages)
Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access
road width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Loading. Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities,
buildings or portions of buildings hereafter constructed shall be accessible to fire
department apparatus by way of an approved fire apparatus access road with an asphalt,
concrete or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water
(Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes
501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: (Will Comply)
1. State name and address of the owners of record.
2. Show source of title.
3. Provide name and address of developer.
4. Show state plane coordinates for two property corners.
5. Provide surveyor seal and signature.
6. Show legal description including acreage on site plan.
7. Show contours at max 4'intervals.
8. Show water courses enter and leaving tract.
9. Show adjacent property owners.
10. Provide source of water.
11. Provide sewage disposal approval from Arkansas Department of Health.
12. Show FEMA flood panel information for Tract and comply with any floodplain
development requirements.
13. Provide letter of approval from the local fire department.
14. Provide storm drainage plan.
15. Site plan appears to be one parking space short of the 30 space requirement.
16. Pay a $33.00 review fee to County Planning.
Additional staff comments:
1. Pulaski County Planning and Pulaski County Public Works are accepting the reduced
right of way standard (45-feet for Kanis Road and 55-feet for Ferndale Cut-off) allowed
by the City of Little Rock's Master Street Plan.
2. Obtain driveway permits from Public Works prior to construction.
3. Comply with ADEQ stormwater requirements during construction.
CATA:
Building Code: Project is subject to full commercial plan review approval prior to
issuance of a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner: Curtis Richey at 501.371.4724;
crichey,CaOttle-ock.o(q or Mark Alderfer at 501.371.4875; rnalderfer@littlerock.org.
Planning Division: This request is located in the Buzzard Mountain 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
rezoning from C-3 (General Commercial District) to PDC (Planned District Commercial)
to allow the development of a retail building (Family Dollar) on the site.
Master Street Plan: Kanis Road is a Principal Arterial and Ferndale Cut-off 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.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Kanis Road since it is a Principal Arterial. 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 of traffic and pedestrians on Ferndale Cut-off Road. These
streets may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: (Will Comply)
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. A land use buffer six (6) percent of the average width / depth of the lot will be required
when an adjacent property has a dissimilar use of a more restrictive nature. The
property to the northwest is zoned R-2. The minimum dimension shall be nine (9) feet.
Easements cannot count toward fulfilling this requirement. The plantings, existing and
purposed, shall be provided within the landscape ordinance of the city, section 15-81.
3. A perimeter planting strip is required along any side of a vehicular use area that abuts
adjoining property or the right-of-way of any street. This strip shall be at least nine (9)
feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every
thirty (30) linear feet of perimeter planting strip.
4. Screening requirements will need to be met for the vehicular use areas adjacent to
street right-of-ways. Provide screening shrubs with an average linear spacing of not
less at three (3) feet within the required landscape area. Provide trees with an average
linear spacing of not less than thirty (30) feet.
5. Building landscape areas shall be provided at the rate equivalent to planter strip three
(3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs
shall be planted in the building landscape areas for each forty (40) linear feet of
vehicular use area abutting the building.
6. Trees shall be included in the interior landscape areas at the rate of one (1) tree for
every twelve (12) parking spaces.
7. An irrigation system shall be required for developments of one (1) acre or larger.
8. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
Revised Mat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, May 20, 2015.
ITEM NO.: 16.
NAME: PB General Holdings, Short -form PD-C
LOCATION: located at 2504 Ferndale Cut-off
Planning Staff Comments:
Z-9039
1. Provide notification of the property owners located within 200-feet of the
development including the certified abstract list, notice form with affidavit executed
and proof of mailing. The notice must be mailed no later than May 20, 2015. The
Office of Planning and Development must receive the proof of notice no later than
May 29, 2015.
2. Provide the days and hours of operation for the business.
3. Provide the days and hours of dumpster service. Since the site is located adjacent
to residentially used property staff recommends the hours of dumpster service be
limited to 8 am to 5 pm Monday through Friday. Provide details of the proposed
dumpster screening mechanism.
4. Provide the days and hours of deliveries. There are to be no trucks left idling which
deliveries are being made.
5. Provide details of the proposed signage plan including ground and building signage.
Provide the location, total height and total sign area proposed for ground signage.
Provide the fagade and the percentage of the fagade to be covered with signage for
building signage.
6. Provide the proposed building materials for the proposed structure.
7. Provide the maximum building height for the proposed structure.
8. Provide the maneuvering area for the delivery trucks.
9. All site lighting must be low level and directional, directed downward and into the
site.
10. Provide the percentage of building coverage, the percentage of paved area and the
percentage of landscaped area in the general notes of the site plan.
Variance/Waivers: None requested.
Public Works Conditions:
1. Kanis Road is classified on the Master Street Plan as a principal arterial. Dedication
of right-of-way to 55 feet from centerline will be required.
2. Ferndale Cut-off Rd is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required. At arterial -arterial
intersections, an additional 10 feet of ROW should be dedicated for future right turn
lane for a distance of 250 feet.
3. A 75 feet radial dedication of right-of-way is required at the intersection of Kanis Rd
and Ferndale Cut-off Rd.
4. With site development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvement to Ferndale Cut Off and Kanis Road
with planned development. The boundary street improvements consist of providing
a 12 feet thru lane and a 6 feet paved shoulder on both streets.
5. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
6. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the
Arkansas Department of Environmental Quality prior to the start of construction.
7. Street Improvement plans shall include signage and striping. Public Works must
approve completed plans prior to construction.
8. Street lights are required by Section 31-403 of the LR code. Provide plans for
approval to Traffic Engineering. Street lights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineering, Greg Simmons,
gsimmions@littlerock.org or 501.379.1813 for more information.
9. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveways on arterial streets should be
located 300 feet from intersections and driveways and 150 feet from the side
property line. Kanis Road driveway should be located at the rear property line and
shared in the future with the property to the north and a shared access easement
should be platted for the driveway. The Ferndale Cut-off driveway should be moved
to the side property line and design to be shared in the future with a platted shared
access easement. The width of driveways must not exceed 36 feet.
10. Damage to public and private property due to hauling operations or operation of
construction related equipment from a nearby construction site shall be repaired by
the responsible party prior to issuance of a certificate of occupancy.
Utilities and Fire Department/County Planning:
Wastewater: Outside the service boundary, no comment.
Entergy: Entergy does not object to this proposal. A single phase power line exists on
the west side of the property along Kanis Road. Two of 3 phase power is available on
the south side of the property along Ferndale Cutoff Road. Contact Entergy in advance
regarding future service requirements and additional facilities location(s).
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
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.
3. 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 the Little Rock Fire Department is required.
4. 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.
5. 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.
6. Contact Central Arkansas Water regarding the size and location of water meter.
7. Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZA) 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 ten days of installation and
annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you
would like to discuss backflow prevention requirements for this project.
8. The facilities on -site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's materials and
construction specifications and installation will be inspected by an engineer, licensed
to practice in the State of Arkansas. Execution of a Customer Owned Line
Agreement is required.
9. Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives area used, a
reduced pressure zone back flow preventer shall be required.
10.This development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire
protection.
Fire Department: Maintain Access.
Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access
road width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Loading. Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities,
buildings or portions of buildings hereafter constructed shall be accessible to fire
department apparatus by way of an approved fire apparatus access road with an
asphalt, concrete or other approved driving surface capable of supporting the imposed
load of fire apparatus weighing at least 75,000 pounds.
Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water
(Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony
Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning:
1. State name and address of the owners of record.
2. Show source of title.
3. Provide name and address of developer.
4. Show state plane coordinates for two property corners.
5. Provide surveyor seal and signature.
6. Show legal description including acreage on site plan.
7. Show contours at max 4'intervals.
8. Show water courses enter and leaving tract.
9. Show adjacent property owners.
10. Provide source of water.
11. Provide sewage disposal approval from Arkansas Department of Health.
12. Show FEMA flood panel information for Tract and comply with any floodplain
development requirements.
13. Provide letter of approval from the local fire department.
14. Provide storm drainage plan.
15. Site plan appears to be one parking space short of the 30 space requirement.
16. Pay a $33.00 review fee to County Planning.
Additional staff comments:
1. Pulaski County Planning and Pulaski County Public Works are accepting the
reduced right of way standard (45-feet for Kanis Road and 55-feet for Ferndale Cut-
off) allowed by the City of Little Rock's Master Street Plan.
2. Obtain driveway permits from Public Works prior to construction.
3. Comply with ADEQ stormwater requirements during construction.
r.ATA-
Building Code: Project is subject to full commercial plan review approval prior to
issuance of a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner: Curtis Richey at 501.371.4724;
cricheyAlittlerock.orq or Mark Alderfer at 501.371.4875; malderfer _iittlerock.grg.
Planning Division* This request is located in the Buzzard Mountain 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
rezoning from C-3 (General Commercial District) to PDC (Planned District Commercial)
to allow the development of a retail building (Family Dollar) on the site.
Master Street Plan: Kanis Road is a Principal Arterial and Ferndale Cut-off 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.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Kanis Road since it is a Principal Arterial. 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 of traffic and pedestrians on Ferndale Cut-off Road. These
streets may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The property to the northwest is zoned R-2. The minimum dimension shall
be nine (9) feet. Easements cannot count toward fulfilling this requirement. The
plantings, existing and purposed, shall be provided within the landscape ordinance
of the city, section 15-81.
3. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. This strip shall be at least
nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for
every thirty (30) linear feet of perimeter planting strip.
4. Screening requirements will need to be met for the vehicular use areas adjacent to
street right-of-ways. Provide screening shrubs with an average linear spacing of not
less at three (3) feet within the required landscape area. Provide trees with an
average linear spacing of not less than thirty (30) feet.
5. Building landscape areas shall be provided at the rate equivalent to planter strip
three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs
shall be planted in the building landscape areas for each forty (40) linear feet of
vehicular use area abutting the building.
6. Trees shall be included in the interior landscape areas at the rate of one (1) tree for
every twelve (12) parking spaces.
7. An irrigation system shall be required for developments of one (1) acre or larger.
8. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, May 20, 2015.
FILE NO.: Z-9039
NAME: PB General Holdings, Short -form PD-C
LOCATION: Located at 2504 Ferndale Cut-off
DEVELOPER:
PB General Holdings, Ferndale, LLC
P.O. Box 22407
Little Rock, AR 72221
SURVEYOR:
Global Surveying
Attn. Paxton Singleton
6511 Heilman Court
Little Rock, AR 72118
AREA: 1.672 acres NUMBER OF LOTS: 1
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: General retail
PROPOSED ZONING: PD-C
PROPOSED USE: General Dollar
VARIANCENVAIVERS: None requested.
BACKGROUND:
FT. NEW STREET: 0 LF
Ordinance No. 18,779 adopted by the Little Rock Board of Directors on
November 19, 2002, zoned the site to C-3, General Commercial District as a part of the
City expanding their zoning jurisdiction to this area as a part of Extraterritorial Planning.
The ownership of the property included tracts that were located outside the
extraterritorial planning jurisdictional area, and only tracts that were within jurisdictional
area were zoned. Uses listed by the applicant included grocery store, convenience store
with gas pumps, video rental, deli sandwiches, tobacco sales, and a three (3) bay
carwash. All the uses proposed were permitted uses in C-3, General Commercial
FILE NO.: Z-9039 (Cont.
Zoning District but the carwash required a CUP (Conditional Use Permit) in the C-3,
General Commercial Zoning District. A CUP was approved for the site as well.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The current application is a request to rezone the site to Planned Commercial
Development (PCD) to allow the redevelopment of the site with a retail use. The
site currently consists of two (2) lots located at 2504 Ferndale Cut-off Road. Lots
1 and 2 of the Ferndale Grocery Addition are currently zoned C-3, General
Commercial District with a CUP for a carwash. The buildings have been
removed. The applicant is requesting approval of the two (2) lots being
combined into one (1) approximately 1.74-acre lot and rezoned to a PCD with a
planned use of a single commercial/retail structure.
The City's Future Land Use Plan shows the property in an area planned for
commercial uses. Approval of the application to rezone will allow the client to
development this approximately 1.7-acre lot into a 9,939 square foot general
merchandise retail store.
The proposed site plan has been designed with one access drive from Kanis
Road and one from Ferndale Cut-off Road. The building is designed with the
HVAC units on top of the building with screening. The dumpster area will be
screened with wood fencing and is located near the rear of the property. The
dumpster hours of pick-up will be limited to store hours. The site plan indicates
landscape buffers around the south and southeast property lines.
B. EXISTING CONDITIONS:
The former grocery has been removed from the site. The carwash still remains.
This area of the County consists of a wide range of zoning and uses including a
veterinary clinic, mini -warehouse, a convenience store, and single-family homes
constructed on acreage. There is a church located at the southwest intersection
of Kanis and Ferndale Cut-off Roads. Across Kanis Road to the west is an area
the County uses for storage of equipment.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All owners of property located within 200-feet of the site were notified
of the public hearing. There is not an active neighborhood association located in
the area.
K
FILE NO.: Z-9039 Cont.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
2. Ferndale Cut-off 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.
At arterial -arterial intersections, an additional 10 feet of right of way should
be dedicated for future right turn lane for a distance of 250 feet.
3. A 75 foot radial dedication of right-of-way is required at the intersection of
Kanis Road and Ferndale Cut-off Road.
4. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Ferndale Cut
Off and Kanis Road with the planned development. The boundary street
improvements consist of providing a 12 foot through lane and a 6 foot paved
shoulder on both streets.
5. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
7. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
8. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering, Greg
Simmons, gsimmions@littlerock.org or 501.379.1813 for more information.
9. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveways on arterial streets
should be located 300 feet from intersections and driveways and 150 feet
from the side property line. Kanis Road driveway should be located at the
rear property line and shared in the future with the property to the north and
a shared access easement should be platted for the driveway. The
Ferndale Cut-off driveway should be moved to the side property line and
design to be shared in the future with a platted shared access easement.
The width of driveways must not exceed 36 feet.
3
FILE NO.: Z-9039
10. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING
Wastewater: Outside the service boundary, no comment.
Entergy: Entergy does not object to this proposal. A single phase power line
exists on the west side of the property along Kanis Road. Two of 3 phase power
is available on the south side of the property along Ferndale Cutoff Road.
Contact Entergy in advance regarding future service requirements and additional
facilities location(s).
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
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.
3. 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 the Little Rock
Fire Department is required.
4. 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.
5. 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.
6. Contact Central Arkansas Water regarding the size and location of water
meter.
7. Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZA) is required on the
domestic water service. This assembly must be installed prior to the first
CI
FILE NO.: Z-9039 (Cont.
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 ten days of installation and
annually thereafter. Contact the Cross Connection Section at 501.377.1226
if you would like to discuss backflow prevention requirements for this
project.
8. The facilities on -site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's
materials and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution of
a Customer Owned Line Agreement is required.
9. Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
area used, a reduced pressure zone back flow preventer shall be required.
10. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate
pressure and fire protection.
West Pulaski Fire Protection District 23: The West Pulaski Fire Protection District
#23 provides fire protection service to the Ferndale area. There is no water
system in the Ferndale area and water will have to be provided by a well.
Because of this no fire hydrant will be available and the fire department will rely
on water shuttle operations in case of a fire to this commercial structure. The
Chief requested the developer install a fire sprinkler system. The developer
stated the size of the structure was to small to require a sprinkler system. The
Chief recommends a fire alarm system be installed in order for a fast response
call.
Fire Department: Maintain Access.
Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive of
shoulders.
Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000
pounds.
Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012
Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with
�i
Z-9039 (Cont.
Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal's Office (Capt. Tony Rhodes 501.918.3757). Number and Distribution of
Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning:
1. State name and address of the owners of record.
2. Show source of title.
3. Provide name and address of developer.
4. Show state plane coordinates for two property corners.
5. Provide surveyor seal and signature.
6. Show legal description including acreage on site plan.
7. Show contours at max 4'intervals.
8. Show water courses enter and leaving tract.
9. Show adjacent property owners.
10. Provide source of water.
11. Provide sewage disposal approval from Arkansas Department of Health.
12. Show FEMA flood panel information for Tract and comply with any
floodplain development requirements.
13. Provide letter of approval from the local fire department.
14. Provide storm drainage plan.
15. Site plan appears to be one parking space short of the 30 space
requirement.
16. Pay a $33.00 review fee to County Planning.
Additional staff comments:
1. Pulaski County Planning and Pulaski County Public Works are accepting the
reduced right of way standard (45-feet for Kanis Road and 55-feet for
Ferndale Cut-off) allowed by the City of Little Rock's Master Street Plan.
2. Obtain driveway permits from Public Works prior to construction.
3. Comply with ADEQ stormwater requirements during construction.
CATA: The site is not located in an area served by CATA.
FILE NO.: Z-9039 Cont.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review approval prior to
issuance of a building permit. For information on submittal requirements and the
review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; cricheyCq),liWerock.org or
Mark Alderfer at 501.371.4875; malderFer littlerock.or .
Planning Division: This request is located in the Buzzard Mountain 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 rezoning from C-3 (General
Commercial District) to PDC (Planned District Commercial) to allow the
development of a retail building (Family Dollar) on the site.
Master Street Plan: Kanis Road is a Principal Arterial and Ferndale Cut-off
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. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Kanis Road since it is a Principal Arterial.
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 of traffic and
pedestrians on Ferndale Cut-off Road. These streets may require dedication
of right-of-way and may require street improvements for entrances and exits to
the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The property to the northwest is zoned R-2. The minimum dimension
shall be nine (9) feet. Easements cannot count toward fulfilling this
requirement. The plantings, existing and purposed, shall be provided within
the landscape ordinance of the City, Section 15-81.
3. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
7
FILE NO.: Z-9039 [Cont.
G
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
5. Building landscape areas shall be provided at the rate equivalent to planter
strip three (3) feet wide along the vehicular use area. One (1) tree and
four (4) shrubs shall be planted in the building landscape areas for each
forty (40) linear feet of vehicular use area abutting the building.
6. Trees shall be included in the interior landscape areas at the rate of one (1)
tree for every twelve (12) parking spaces.
7. An irrigation system shall be required for developments of one (1) acre or
larger.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
SUBDIVISION COMMITTEE COMMENT:
(May 13, 2015)
Mr. Paxton Singleton and Mr. Dan Bartlett were present representing the request.
Staff presented an over view of the item stating there were additional items
necessary to complete the review process. Staff requested Mr. Singleton provide
the days and hours of operation for the business. Staff also questioned if the
hours of dumpster service would be limited to daylight hours. Staff requested
additional information concerning the proposed signage plan. Staff requested the
maximum building height and the proposed construction materials. Staff also
requested Mr. Singleton provided the maneuvering area for the delivery trucks.
Public Works comments were addressed. Staff stated a dedication of right of
way to 45-feet from centerline was required on Ferndale Cut-off. Staff stated an
additional ten (10) feet of right of way was to be dedicated as a right turn lane.
Staff stated a dedication of right of way to 55-feet from centerline was required
along Kanis Road. Staff stated a 75-foot radial dedication of right of way was
required at the intersection of the two (2) roads. Staff stated the driveway
locations and widths did not comply with the Master Street Plan or Boundary
Street ordinance. Staff stated a variance was required to allow the driveway
along Ferndale Cut-off Road to exceed 36-feet in width.
Landscaping comments were addressed. Staff stated landscaping was required
around the sites perimeters adjacent to vehicular use areas. Staff stated building
landscaping was required equivalent to a three (3) foot planter strip adjacent to
the building and the vehicular use area. Staff stated an irrigation system to water
landscaped areas was required for development of one (1) acre or larger.
0
FILE NO.: Z-9039 Cont.
Staff noted the comments from the various other agencies. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan addressing staffs concerns raised at
the May 13, 2015, Subdivision Committee meeting. The applicant has provided
the proposed signage plan, the proposed construction materials, the hours of
dumpster service and the maneuvering area for the delivery trucks.
The hours of operation for the business are from 8 am to 9 pm seven (7) days
per week. The dumpster service areas are limited to 8 am to 5 pm Monday
through Friday. Deliveries are only during store hours.
The proposed building materials include a front painted CMU to 10-feet with
prefinished metal panels to 18-feet 6-inches, the finished height of the building.
The street side setbacks are 25-feet. The rear yard setback is 10-feet at the
narrowest point and the side yard setback is indicated at 15-feet.
The signage plan proposed includes wall and ground signage. The maximum
height of the ground sign is 25-feet. The maximum sign area is 70 square feet.
Building signage will be located on the facades abutting the public streets. The
building signage will be limited to a maximum of ten (10) percent of the fagade
area. The building occupies 13.6 percent of the site. Impervious, paving,
sidewalks occupy 30.5 percent of the site and 55.9 percent of the site is
landscaped.
The site plan indicates 30 parking spaces. The building is proposed containing
9,939 gross square feet of floor area. The parking as indicated is consistent with
the typical parking required for a commercial development (one space per
300 gross square feet of floor area).
The request is a rezoning of the site from C-3, General Commercial District to
Planned Commercial Development (PCD) to allow the redevelopment of the site
with a retail use. The site is currently two (2) platted lots; Lots 1 and 2 of the
Ferndale Grocery Addition. Upon approval the two (2) lots will be combined into
one (1) lot containing approximately 1.74-acres.
Staff is supportive of the request. The site is located at an arterial/arterial
intersection and is indicated on the City's Future Land Use Plan for commercial.
The former use of the property, a grocery store, is a similar type use as the
current retail use being proposed. To staff's knowledge there are no outstanding
technical issues associated with the request. Staff feels the rezoning to PCD to
allow the construction of a new retail store is appropriate.
9
FILE NO.: Z-9039 Cont.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject tocompliance
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (JUNE 4, 2015)
The applicant was present. There were no objectors present. and ti nstaff out ned resenin dthe the "staff
item
and a recommendation of approval subject to
the csion. Te item was paced on the
recommendation" above. There was no further disbusstaff by ha vote of 8 alyes, 0 noes
consent agenda and approved as recommended y
and 3 absent.
10