HomeMy WebLinkAboutZ-9144 Staff AnalysisSUBDIVISION COMMITTEE COMMENTS
JUNE 22, 2016
ITEM NO.: 8. MOVIE TAVERN THEATER
CONDITIONAL USE PERMIT
11300 BASS PRO PARKWAY Z-9144
Planning Staff Comments:
1. There is currently no bill of assurance for this site. One will be prepared at the time of Final -platting.
2. Prepare signage plan.
3. Indicate dumpster and required screening.
4. Indicate all existing and proposed fencing.
5. What is typical exterior finish of the building?
6. Provide pedestrian connectivity through this site and connecting to the shopping center's sidewalk
network.
7. Provide site lighting plan — commitment that site lighting will be low-level and directional, shielded
downward and into the site.
Variance/Waivers:
• Building height.
Public Works:
1. Sidewalks with appropriate handicap ramps are required in accordance with Sec. 31-175 of the Little
Rock Code and the Master Street Plan to be constructed on both sides of the 60 ft. access easement.
2. Safe pedestrian access should be provided on the storefront from the public sidewalk.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior
to occupancy.
4. 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.
5. If disturbed area is 1 or more acres, obtain a NPDES storm water permit form the Arkansas
Department of Environmental Quality prior to the start of construction.
6. 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.
7. Prior to this development; a traffic study, conducted for the Outlet Mall, showed several turn
movements at the intersection of Bass Pro Parkway, Otter Creek, Mabelvale West Road, and I-30
frontage road ramp to function at a LOS F or less. It is believed future development accessing this
intersection will further worsen the condition.
Utilities and Fire Department/County Planning:
Little Rock Wastewater: Sewer main extension required with easements if new sewer service is required
for this project. EAD Approval required if food prep is done on -site.
ITEM NO.: 8. CON'T Z-9144
Entergy: Entergy does not object to this proposal. A three phase underground power line runs along Bass
Pro Parkway to the south of this proposed project. There do not appear to be any existing conflicts
with Entergy facilities on this property. Contact Entergy in advance to discuss future service
requirements, new facilities locations and adjustments to existing facilities (if any) as this project
proceeds.
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas 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.
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 sprinkler systems which do not contain additives such as antifreeze shall be isolated with a
double detector check valve assembly. If additives are used, a reduced pressure zone backflow
preventer shall be required.
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.
ITEM NO.: 8. (CON'
Fire Department: Maintain Access:
Fire Hydrants.
144
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.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1
Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved
by the fire chief.
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
Marshals Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and
Distribution of Fire Hydrants as per Table C 105.1.
Building Codes: Project is subject to full commercial plan review and 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; cricheyuilittlerock.org or
Mark Alderfer at 501.371.4875; malderferrilittlerock.org.
County Planning: No comments.
Rock Region METRO: No comments received.
Planning Division: No comments.
Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
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
ITEM NO.: 8. CON'T Z-9144
and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting
strip. The southwest perimeter planting strip is deficient.
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 west is zoned
OS. As a component of all land use buffer requirements, opaque screening, whether a fence or other
device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer.
A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot
count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided
within the landscape ordinance of the city, section 15-102.
Note: In those instances where a development site abuts a permanent public open space and where
at least one hundred (100) feet of undisturbed natural foliage exists along the common lot line, the
buffer requirement (width) along the common property line may be reduced to the minimum
landscaping and screening required by the landscape ordinance. Activity areas on the development
site along the common line shall be screened as noted above.
Eight percent (8%) of the vehicular use area must be designated for green space; this green space
needs to be evenly distributed throughout the parking area(s). For developments with more than one
hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three
hundred (300) square feet. Interior islands must be a minimum of seven and one half (7 1/2) feet in
width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every
twelve (12) parking spaces.
Building landscape areas shall be provided between the vehicular use area used for public parking
and the general vicinity of the building. These 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.
An irrigation system shall be required for developments of one (1) acre or larger.
The development of two (2) acres or more requires the landscape plan to be stamped with
the seal of a Registered Landscape Architect.
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.
Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than
Wednesday, June 29, 2016. 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 June 29, 2016. The City -provided
notice form must be used. Proof of notices is to be provided to staff no later than July 8.
July 14, 2016
ITEM NO.: 8 FILE N.0_..__Z-9144
NAME Movie Tavern Theater — Conditional Use Permit
LOCATION: 11300 Bass Pro Parkway
OWNER/APPLICANT: Gateway Creek, LLC/McGetrick and McGetrick, Inc.
PROPOSAL: A conditional use permit is requested to allow for the
construction of a multiscreen movie theater on this
C-4 zoned; 6.45 acre tract.
ITE LOCATION:
The site is located in the Gateway Town Center, west of the Outlet Mall
and Bass Pro, at 1-430 and 1-30.
2, COMPATIBILITY WITH NEIGHBORHOOD:
The property is located within the newly developing Gateway Town
Center. Uses in the center include the Outlet Mall, Bass Pro, Dave and
Buster's, Cavender's and other retail uses. A new hotel is proposed to be
developed adjacent to this site. The OS zoned property adjacent to the
west is owned by the Arkansas Game and Fish Foundation. The
proposed use is compatible with the neighborhood.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the SWLR United for Progress
Neighborhood Association.
3. ON SITE DRIVES AND PARKING:
The theater will have 11 screens with approximately 1,100 seats. The
parking requirement for a theater is 1 space for every 5 seats. This theater
requires 220 parking spaces. 368 parking spaces are being proposed;
1 space for every 3 seats. This will also accommodate the theater's
employees and is likely a better number of parking spaces.
4. SCREENING AND BUFFERS:
Site plan must comply with the City's minimal landscape and buffer
ordinance requirements.
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
July 14, 2016
ITEM NO.: 8
FILE NO.: Z-9144
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. The southwest perimeter planting strip is deficient.
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 west is zoned OS. As a component
of all land use buffer requirements, opaque screening, whether a fence or
other device, a minimum of six (6) feet in height shall be required upon the
property line side of the buffer.
A minimum of seventy (70) percent of the land use buffer shall be
undisturbed. Easements cannot count toward fulfilling this requirement.
The plantings, existing and purposed, shall be provided within the
landscape ordinance of the city, section 15-102.
Note: In those instances where a development site abuts a permanent
public open space and where at least one hundred (100) feet of undisturbed
natural foliage exists along the common lot line, the buffer requirement
(width) along the common property line may be reduced to the minimum
landscaping and screening required by the landscape ordinance. Activity
areas on the development site along the common line shall be screened as
noted above.
Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the
parking area(s). For developments with more than one hundred fifty
(150) parking spaces the minimum size of an interior landscape area shall
be three hundred (300) square feet. Interior islands must be a minimum
of seven and one half (7 1/2) feet in width. Trees shall be included in the
interior landscape areas at the rate of one (1) tree for every twelve
(12) parking spaces.
Building landscape areas shall be provided between the vehicular use
area used for public parking and the general vicinity of the building. These
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.
An irrigation system shall be required for developments of one (1) acre or
larger.
The development of two (2) acres or more requires the landscape plan to
be stamped with the seal of a Registered Landscape Architect.
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July 14, 2016
ITEM NO.: 8 (Cont.
FILE NO.: Z-9144
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.
5. PUBLIC WORKS:
1. Sidewalks with appropriate handicap ramps are required in accordance
with Sec. 31-175 of the Little Rock Code and the Master Street Plan to
be constructed on both sides of the 60 ft. access easement.
2. Safe pedestrian access should be provided on the storefront from the
public sidewalk.
3. Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy.
4. 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.
5. If disturbed area is 1 or more acres, obtain a NPDES storm water
permit form the Arkansas Department of Environmental Quality prior to
the start of construction.
6. 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.
7. Prior to this development; a traffic study, conducted for the Outlet Mall,
showed several turn movements at the intersection of Bass Pro
Parkway, Otter Creek, Mabelvale West Road, and 1-30 frontage road
ramp to function at a LOS F or less. It is believed future development
accessing this intersection will further worsen the condition.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Little Rock Wastewater: Sewer main extension required with easements if
new sewer service is required for this project. EAD Approval required if
food prep is done on -site.
Entergy: Entergy does not object to this proposal. A three phase
underground power line runs along Bass Pro Parkway to the south of this
proposed project. There do not appear to be any existing conflicts with
Entergy facilities on this property. Contact Entergy in advance to discuss
K3
July 14, 2016
ITEM NO.: 8 Cont.) FILE NO.: Z-9144
future service requirements, new facilities locations and adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas 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.
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 sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
are used, a reduced pressure zone backflow preventer shall be required.
0
July 14, 2016
ITEM NO.: 8 Cont.) FILE NO.: Z-9144
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.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
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 or Capt. John Hogue
501-918-3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Building Codes: Project is subject to full commercial plan review and
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; cricheyalittierock.org or
Mark Alderfer at 501.371.4875; malderfer littierock.or .
5
July 14, 2016
ITEM NO.: S Cont. FILE NO.: Z-9144
County Planning: No comments.
Rock Region METRO: No comments received.
SUBDIVISION COMMITTEE COMMENT: (JUNE 22, 2016)
The applicant was present. Staff presented the item and noted some additional
information was needed. The applicant was asked to provide a signage plan,
dumpster location and screening, any proposed fencing and a site lighting plan.
The applicant was asked to provide information on the exterior finish of the
building. Staff asked that pedestrian connectivity through the site and connecting
to the shopping center's sidewalk network be provided.
Public Works Comments were noted and discussed.
Other Agency Comments were presented.
The applicant was advised to provide responses to staff issues by June 29, 2016.
The Committee forwarded the item to the full Commission.
.11
: W[•0161
A conditional use permit is requested to allow for the construction of an 11
screen movie theater on this undeveloped, C-4 zoned, 6.45 acre tract. The
property is located within the newly developing Gateway Town Center at 1-430
and 1-30. The proposed Movie Tavern Theater blends the traditional movie -going
experience with a variety of food and beverage options, including in -theater food
and beverage service.
The proposed theater will contain 11 screens with approximately 1,100 seats.
Hours of operation are proposed as 9:00 a.m. to 3:00 a.m., seven days a week.
The number of employees will be 150-200. The building will have an exterior of
tilt -up concrete, brick and EIFS panels. Signage will consist of wall signs on the
front and side facades and a ground sign on -site meeting commercial district
standards. There is a possibility that the ground sign may be moved to the front
of one of the lots abutting Bass Pro Parkway and converted to a retail
development sign for the larger commercial development.
The applicant did submit responses to the questions raised at Subdivision
Committee. The dumpster location and required screening (8 foot tall concrete
block wall) have been shown at the rear of the building. All site lighting will be
low-level and directional, shielded downward and into the site. No fencing is
proposed. A six foot wide pedestrian sidewalk has been indicated from the front
0
July 14, 2016
ITEM NO.: 8 (Cont.
FILE NO.: Z-9
of the building and through the parking lot to connect, through the cross access
easement, with the sidewalk on Bass Pro Parkway. Through the theater parking
lot, the sidewalk is located within a raised and protected island.
A variance is requested to allow for the building height to exceed the C-4
maximum height of 35 feet. The proposed building will have a height of 42+ feet.
Across the front of the building a series of parapets will increase in height from
45.5 feet to 49 feet to 53.5 feet culminating in a central tower element with a
height of 65 feet. Staff supports the height variance. A variance was approved
on June 27, 2016 to allow a proposed hotel on the adjacent tract to have a
similar height. The theater sits well off the public street, behind two lots that will
eventually be developed.
To staff's knowledge, there are no outstanding issues. There is currently no bill
of assurance for this site. One will be prepared at the time of final -platting.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP subject to compliance with the
comments and conditions outlined in Section 4, 5 and 6 of the agenda staff
report.
Staff recommends approval of the requested building height variance.
PLANNING COMMISSION ACTION (JULY 14, 2016)
The applicant was 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, including all staff comments and
conditions. The vote was 10 ayes, 0 noes and 1 absent.
7