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HomeMy WebLinkAboutZ-9162 Staff Analysis 2September 22, 2016 ITEM NO.: 13 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 WARD: 6 PLANNING DISTRICT: 11 — 1-430 CURRENT ZONING: 0-3, General Office District ALLOWED USES: Office PROPOSED ZONING: PD-C FT. NEW STREET: 0 LF CENSUS TRACT: 24.07 PROPOSED USE: 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. September 22, 2016 SUBDIVISION ITEM NO.: 13(Cont.)FILE NO.: Z-9162 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 I: September 22, 2016 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z-9162 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 3 September 22, 2016 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-9162 construction, an as -built certification is required for construction of the retaining wall. ��L�►I_�T�l� ' _ l►�l1LK�1�Llr�'l�yl�I�lV[rl 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. Centerooint Enerav: 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, 4 September 22, 2016 SUBDIVISION ITEM NO.: 13 (Cont. 9I111:10C91 W • . 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: 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. ISSUES/TECHNICAUDESIGN: 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; crichey0littlerock.ora or Mark Alderfer at 501.371.4875; malderferC@ I ittl e rock. o rp. 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 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 September 22, 2016 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-9162 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 (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. IJ September 22, 2016 SUBDIVISION ITEM NO_: 13 (Cont.1 FILE NO.: Z-9162 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. 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 7 September 22, 2016 SUBDIVISION ITEM NO.: 13 (Cont. � I6 NA61-- FILE NO.: 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 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 fagade coverage of ten (10) percent of the fagade where the signs will be placed. The maximum building height including all architectural embellishments is 30-feet. Tie 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. M. September 22, 2016 SUBDIVISION ITEM NO.: 1 FILE NO.: Z-9162 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. I. 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. 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. E