HomeMy WebLinkAboutZ-9162 Staff Analysis 1ITEM NO.: 13.
NAME: Zaxby's Restaurant Short -form PD-C
LOCATION: located at 10601 Kanis Road
Plannina Staff Comments:
Z-9162
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 September 7, 2016. The Office of Planning and
Development must receive the proof of notice no later than September 16, 2016.
2. Provide the maximum building height proposed for the new construction.
3. Provide the building coverage proposed for the new construction. Provide the total
landscape area and the total paved area in square feet and percentages.
4. Provide details of any proposed perimeter/screening fencing. Provide the total height and
the proposed construction material of any proposed fencing,
5. Will there be a dumpster located on the site? If so provide the dumpster service hours.
Staff recommends the hours be limited to 7 am to 6 pm Monday through Friday.
6. Dumpsters and trash containment areas shall not be located within the front yard setback
area or street side or exterior side yard setback area.
7. All site lighting must be low level and directional, directed downward and into the site.
Provide the pole height of the parking lot lighting.
8. Provide the days and hours of operation for the business.
9. Section 36-298 states: For purposes of location of menu board speakers for drive -
through windows of restaurants the following criteria apply: (a) Each speaker shall be
so mounted that it is baffled on all sides in a manner which will direct the sound
produced to the vehicle served. (b) Each speaker location shall be designed to
provide for a solid wall at least six (6) feet in height and twenty (20) feet in length
along the opposite lane line. This wall shall be constructed of masonry or wood with a
textured finish to diminish sound deflection.
10. Will there be an area of outdoor dining for the site? If so indicate the location and the
proposed number of seats within the outdoor dining area.
Variance/Waivers: A variance from Sections 30-43 and 31-210 to allow the drive on Kanis
Road and the drive on Kaufman Road to be placed with spacing less than the typical design
standards of the ordinances.
Public Works Conditions:
1. Kanis 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.
2. Due to the proposed use of the property, the Master Street Plan specifies that Kaufman
Road for the frontage of this property must meet commercial street standards. Dedicate
right-of-way to 30 feet from centerline.
3. A 20 foot radial dedication of right-of-way is required at the intersection of Kanis Road and
Kaufman Road.
4. With site development, provide the design of street conforming to the Master Street Plan.
Construct one-half street improvement to Kaufman Road including 5-foot sidewalks with
the planned development. The new back of curb should be located 18 feet from
centerline. Due to the proposed traffic impacts from this property, three (3) lanes should
be provided at the Kanis Road/Kaufman Road intersection. The left turn should be
constructed with 150 feet of stack and 75 foot taper. Some additional pavement and
overlay maybe required on the east side of Kaufman Road to provide sufficient pavement
width.
5. Sidewalks with appropriate handicap ramps are required to be installed along the Kanis
Road frontage in accordance with Section 31-175 of the Little Rock Code and the Master
Street Plan. Pedestrian access should be provided from the Kanis Road or Kaufman
Road sidewalk to the proposed building.
6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-
way prior to occupancy.
7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI
for improvements within the Kanis Road right-of-way.
8. A grading permit in accordance with Section 29-186 (c) and (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.
9. Stormwater detention ordinance applies to this property. Show the proposed location for
stormwater detention facilities on the plan. Maintenance of the detention pond and all
private drainage improvements is the responsibility of the Property Owners Association.
10. 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.
11. Street improvement plans shall include signage and striping. Public Works must approve
completed plans prior to construction.
12.Streetlights are required by Section 31-403 of the Little Rock Code of Ordinances.
Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Greg Simmons, Traffic Engineering,
501.379.1813, gsimmons@littlerock.org for more information.
13. Driveway locations and widths do not meet the traffic access and circulation requirements
of Sections 30-43 and 31-210. The driveway spacing of at least 300 feet from
intersections and other driveways and 150 feet from side property lines on Kanis Road. A
variance must be requested for the driveway on Kanis Road. The final design of the right
in/right out driveway island will be determined by Traffic Engineering at the time of
building permit.
14. 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.
15. Retaining walls designed to exceed 15 feet in height are required to seek a variance for
construction. Provide proposed wall elevations.
16. Prior to construction of retaining walls, an engineer's certification of design and plans must
be submitted to Public Works for approval. After construction, an as -built certification is
required for construction of the retaining wall.
Utilities and Fire Department/County Planning:
Little Rock Wastewater: Sewer available to this site. EAD, Environmental Assessment Division,
approval required for food service. Contact Little Rock Wastewater Utility for additional
information.
Entergy: Entergy does not object to this proposal. A single phase overhead electrical line
runs along the west side of Kaufman Road and a three phase overhead line runs along the
south side of Kanis Road bordering this proposed development. 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 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. 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.
3. 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.
4. 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.
5. 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.
6. 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 back flow preventer shall be required.
Fire Department:
1. 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
(Jason Lowder 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.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Reaion Metro: No comment received.
Building Code: 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;
cricheyCcDlittlerock.org or Mark Alderfer at 501.371.4875; malderfer _littlerock.orq.
Planning Division: This request is located in 1-430 Planning District. The Land Use Plan
shows Office (0) for this property. The office category represents services provided directly to
consumers (e.g., legal, financial, medical) as well as general offices which support more
basic economic activities. The applicant has applied for a rezoning from 0-3 to PCD (Planned
Commercial Development) to allow a fast food restaurant to locate on the site.
Master Street Plan: To the north of the property is Kanis Road and it is Minor Arterial on the
Master Street Plan. 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 Kanis
Road. This street 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.
Planning ❑ivision: This request is located in 1-430 Planning District. The Land Use Plan
shows Office (0) for this property. The office category represents services provided directly to
consumers (e.g., legal, financial, medical) as well as general offices which support more
basic economic activities. The applicant has applied for a rezoning from 0-3 to PCD (Planned
Commercial Development) to allow a fast food restaurant to locate on the site.
Master Street Plan: To the north of the property is Kanis Road and it is Minor Arterial on the
Master Street Plan. 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 Kanis
Road. This street 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. Street buffers will be required at six (6) percent of the average depth of the lot. The
minimum dimension shall be one-half ('/2) the full width requirement but in no case less
than nine (9) feet. The maximum dimension required shall be fifty (50) feet.
3. Eliminate or rework the parking space that encroaches into the street buffer immediately
west of the Kanis Road drive entrance.
4. 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. One (1) tree and three (3) shrubs or
vines shall be planted for every thirty (30) linear feet of perimeter planting strip.
5. 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.
6. An irrigation system shall be required for developments of one (1) acre or larger.
7. 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, September 7, 2016.
FILE NO.: Z-9162
NAME: Zaxby's Restaurant Short -form PD-C
LOCATION: Located at 10601 Kanis Road
DEVELOPER:
Meadowbrook Restaurant Co.
2880 Cherokee Drive
Canton, GA 30115-8691
SURVEYOR:
Holloway Engineering, Surveying & Civil Design, PLLC
200 Casey Drive
Maumelle, AR 72113
AREA: 1.15 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 — 1-430 CENSUS TRACT: 24.07
CURRENT ZONING: 0-3, General Office District
ALLOWED USES
PROPOSED ZONING:
PROPOSED USE:
Office
PD-C
Eating place without drive-in service
VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the
drive on Kanis Road and the drive on Kaufman Road to be placed with spacing less
than the typical design standards of the ordinances.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is proposing a rezoning of the site from 0-3, General Office District
to PD-C, Planned Development Commercial. The applicant is seeking the
rezoning to allow the placement of a Zaxby's Restaurant, with an order menu
board and pick-up window on the site. The plan indicates a single drive from
Kaufman Road and a right-in/right-out only drive on Kanis Road. Each of the
drives proposed require a driveway spacing variance from Sections 30-43 and
31-210 of the Little Rock Code of Ordinances.
FILE NO.: Z-9162 (Cont.)
B. EXISTING CONDITIONS:
The property contains a vacant single-family home. There are a number of
mature trees located on the site. East of the site is also a single-family home
accessed from Kaufman Road. West of the site is Panera Bread and a bank.
South of the site is a single-family home. Along Kaufman Road there are a
number of uses including office and parking for the Arkansas Heart Hospital.
Across Kanis Road to the north is the Arkansas Farm Bureau corporate offices.
Kanis Road is constructed as a four (4) lane street. There is a sidewalk located
along the north side of Kanis Road. Along the south side of Kanis Road
sidewalks are in place adjacent to the property to the west. There are no
sidewalks in place along this property frontage. Kaufman Road is a very narrow
substandard street. There are no sidewalks, curb and gutter in place along this
property frontage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site and the John Barrow
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis 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.
2. Due to the proposed use of the property, the Master Street Plan specifies
that Kaufman Road for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
3. A 20 foot radial dedication of right-of-way is required at the intersection of
Kanis Road and Kaufman Road.
4. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Kaufman
Road including 5-foot sidewalks with the planned development. The new
back of curb should be located 18 feet from centerline. Due to the proposed
traffic impacts from this property, three (3) lanes should be provided at the
Kanis Road/Kaufman Road intersection. The left turn should be
constructed with 150 feet of stack and 75 foot taper. Some additional
pavement and overlay maybe required on the east side of Kaufman Road to
provide sufficient pavement width.
5. Sidewalks with appropriate handicap ramps are required to be installed
along the Kanis Road frontage in accordance with Section 31-175 of the
Little Rock Code and the Master Street Plan. Pedestrian access should be
provided from the Kanis Road or Kaufman Road sidewalk to the proposed
building.
2
FILE NO.: Z-9162 (Cont.
6. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
7. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI for improvements within the Kanis Road right-of-way.
8. A grading permit in accordance with Section 29-186 (c) and (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.
9. Stormwater detention ordinance applies to this property. Sf ow the
proposed location for stormwater detention facilities on the plan.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the Property Owners Association.
10. 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.
11. Street improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
12. Streetlights are required by Section 31-403 of the Little Rock Code of
Ordinances. Provide plans for approval to Traffic Engineering. Streetlights
must be installed prior to platting/certificate of occupancy. Contact Greg
Simmons, Traffic Engineering, 501.379.1813, gsimmons@littlerock.org for
more information.
13. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The driveway spacing of at
least 300 feet from intersections and other driveways and 150 feet from side
property lines on Kanis Road. A variance must be requested for the
driveway on Kanis Road. The final design of the right in/right out driveway
island will be determined by Traffic Engineering at the time of building
permit.
14. 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.
15. Retaining walls designed to exceed 15 feet in height are required to seek a
variance for construction. Provide proposed wall elevations.
16. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After
construction, an as -built certification is required for construction of the
retaining wall.
M
FILE NO.: Z-9162 Cont.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this site. EAD, Environmental
Assessment Division, approval required for food service. Contact Little Rock
Wastewater Utility for additional information.
Entergy: Entergy does not object to this proposal. A single phase overhead
electrical line runs along the west side of Kaufman Road and a three phase
overhead line runs along the south side of Kanis Road bordering this proposed
development. 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 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. 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.
3. 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.
4. 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.
5. 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.
4
FILE NO.: Z-9162 (Cont.
6. 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 back flow preventer shall be required.
Fire Department:
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 (Jason Lowder 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.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: No comment received.
F. ISSUESITECHNICAL/DESIGN:
Building Code: 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; crichey .littlerock.org or
Mark Alderfer at 501.371.4875; malderfer Iittlerock. or .
Planning Division: This request is located in 1-430 Planning District. The Land
Use Plan shows Office (0) for this property. The office category represents
services provided directly to consumers (e.g., legal, financial, medical) as well as
general offices which support more basic economic activities. The applicant has
applied for a rezoning from 0-3 (General Office District) to PCD (Planned
Commercial Development) to allow a fast food restaurant to locate on the site.
Master Street Plan: To the north of the property is
Arterial on the Master Street Plan. A Minor Arterial
through an urban area and their primary function
travel within the urbanized area. Entrances and
minimize negative effects of traffic and pedestrians
Kanis Road and it is Minor
provides connections to and
is to provide short distance
exits should be limited to
on
may require dedication of right-of-way and may require
entrances and exits to the site.
Kanis Road. This street
street improvements for
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
1
FILE NO.: Z-9162 (Cont.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (1/2) the full width requirement
but in no case less than nine (9) feet. The maximum dimension required shall
be fifty (50) feet.
3. Eliminate or rework the parking space that encroaches into the street buffer
immediately west of the Kanis Road drive entrance.
4. 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. One (1) tree
and three (3) shrubs or vines shall be planted for every thirty (30) linear feet
of perimeter planting strip.
5. 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.
6. An irrigation system shall be required for developments of one (1) acre or
larger.
7. 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.
G. SUBDIVISION COMMITTEE COMMENT: (August 31, 2016)
Mr. Mark Redder of Holloway Engineering, Surveying & Civil Design was present
representing the request. Staff presented an overview of the item stating there
were additional items necessary to complete the review process. Staff requested
additional information concerning the maximum building height, the proposed
signage plan, details of any proposed fencing and areas proposed for outdoor
dining.
Public Works comments were addressed. Staff stated right of way dedication on
Kaufman and Kanis Roads was required to meet the Master Street Plan. Staff
stated a 20-foot radial dedication of right of way was required at the intersection
of the two (2) streets. Staff stated the proposed driveway locations would require
a variance from the Subdivision and Master Street Plan ordinances. Staff stated
retaining walls which exceeded 15-feet in height required a variance from the
City's Land Alteration Ordinance. Staff stated prior to construction of retaining
walls an engineer's certification of the design was required. Staff stated upon
completion of the wall an as -built certification was required for the construction.
0
FILE NO.: Z-9162 (Cont.
Landscaping comments were addressed. Staff stated the three (3) parking
spaces located within the street buffer along Kanis Road should be redesigned.
Staff stated street buffers were required at six (6) percent of the average
depth/width of the lot along Kanis and Kauffman Roads. Staff stated screening
was required for the vehicular use area from the abutting streets. Staff stated a
perimeter planting strip was required along the side of any vehicular use area
that abutted adjoining property or street right of way.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. 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 to staff addressing most of the
technical issues associated with the request. The applicant has provided the
maximum building height, the proposed signage plan, details of any proposed
fencing and indicated there will not be any areas of outdoor dining. The revised
site plan has removed the parking encroachment into the landscaped area along
Kanis Road.
The request is to rezone the site from 0-3, General Office District to PD-C,
Planned Development Commercial to allow the construction of a 3,900 square
foot restaurant. The restaurant is proposed with an order menu board and pick-
up window on the site. The applicant is requesting a waiver of the order menu
board as typically required per Section 36-298. This section of the ordinance
states for purposes of location of menu board speakers for drive -through
windows of restaurants the following criteria apply: (a) Each speaker shall be so
mounted that it is baffled on all sides in a manner which will direct the sound
produced to the vehicle served. (b) Each speaker location shall be designed to
provide for a solid wall at least six (6) feet in height and twenty (20) feet in
length along the opposite lane line. This wall shall be constructed of masonry or
wood with a textured finish to diminish sound deflection. The applicant has
indicated the menu board speakers will be baffled and digitized to reduced
feedback. The applicant has indicated there are no nearby residences which will
be impacted or benefit from the screening of the order board. The order board is
located on the commercial side of the development and the pick-up window is
located on the side of the building which might potentially have an impact on the
residence across Kaufman Road.
The plan indicates a single drive from Kaufman Road and a right-in/right-out only
drive on Kanis Road. Each of the drives proposed require a driveway spacing
variance from Sections 30-43 and 31-210 of the Little Rock Code of Ordinances.
The applicant has worked with staff to locate the drives where they will have the
least impact on the abutting streets. The Arkansas State Highway and
Transportation Department, AHTD, should be contacted for approval of all
7
FILE NO.: Z-9162 (Cont.
improvements within the Kanis Road right of way. Staff is supportive of the
drives as proposed.
The site plan indicates the hours of operation are seven (7) days per week from
10:30 am to 10:00 pm. The dumpster is located along the southern perimeter of
the site and is proposed to be fully screened per Section 36-523 of the Little
Rock Code of Ordinances. The hours of dumpster service will be limited to 7 am
to 6 pm Monday through Friday.
Parking for a restaurant (Section 36-502 of the Little Rock Code of Ordinances)
typically requires the placement of one (1) parking space per every one hundred
(100) gross square feet of floor area. In addition drive-in commercial facilities
(banks, restaurants and similar uses) are to provide not less than
three (3) holding or stacking spaces for each service window. The building is
proposed containing 3,900 gross square feet which would generate a need for
39 parking spaces based on the typical ordinance requirements. The site plan
indicates the placement of 36 parking spaces. The site plan indicates adequate
stack within the drive-thru window lane to offset any deficiency in parking stalls.
Signage is proposed as allowed in commercial zones of Section 36-555 of the
Little Rock Code of Ordinances. The ground sign is proposed with a maximum
height of 36-feet and a maximum sign area of 160 square feet. Building signage
is proposed on the facades with direct street frontage, the Kanis Road and
Kaufman Road frontages. The sign area is proposed with a maximum facade
coverage of ten (10) percent of the facade where the signs will be placed. The
maximum building height including all architectural embellishments is 30-feet.
The plan indicates the building coverage as eight (8) percent. The parking is
proposed with 66 percent of the site area and areas to be landscaped are
26 percent of the site area.
Staff is supportive of the applicant's request. The property is zoned 0-3, General
Office District and is indicated as Office on the Future Land Use Plan but is
located in an area which has transitioned from office uses to commercial uses.
There are two (2) restaurant located immediately to the west of this site which
appear to be operating with little impact to the general area. Kanis Road is a
principal arterial adjacent to the site and Kaufman Road will be improved to allow
for three (3) lanes at the intersection with the left turn lane constructed with
150 feet of stack and a 75 foot taper. Although there are variances associated
with the driveways staff does not feel the drives will adverse impact the traffic
flows on the abutting streets.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
FILE NO.: Z-9162 (Cont.
Staff recommends approval of the driveway spacing variance request.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the driveway
spacing variance request. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes,
0 absent and 1 open position.
M