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HomeMy WebLinkAboutS-0434-M Staff AnalysisII121 kyi101lejum FILE NO.: S-434-M NAME: Southwest City Commercial Lot B-R-5 Subdivision Site Plan Review LOCATION: Southeast of the 1-30 Frontage Road and the Geyer Springs Road intersection Plannina Staff Comments: 1. Provide notification of property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide the building area on the proposed site plan. 3. Provide details of any proposed signage on the proposed site plan (height/area/location). 4. Provide the maximum building height in the general notes section of the site plan. 5. Provide the days and hours of operation in the general notes section of the site plan. 6. Will there be a dumpster located on the site? If so indicate the location along with the required screening. 7. Show all easements on the proposed site plan. 8. Is there a Bill of Assurance for the proposed site? If so provide a copy of the Bill of Assurance to Staff. If not provide a statement to the effect that there is not a valid Bill of Assurance for the subdivision. Variance/Waivers: 1. None requested. Public Works: 1. Driveways shall conform to Section 31-210 or Ordinance 18,031. Change width to 36 feet. 2. All driveways shall be concrete aprons per City Ordinance. 3. Revise islands at end of thru-aisle. Separate bypass from external service drive. Reduce thru-aisle to 18 feet width where it exits. Consult Traffic Engineering at 379- 1850 for additional details. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Utilities and Fire Department/County Planning: Wastewater Sewer available, not adversely affected. Grease Traps are required for all restaurants. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Existing waterline easements should be shown. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. Planning Division: No comment. City Recognized Neighborhood Action Plan: No comment. Landscape: A small portion of the proposed street buffer along Geyer Springs Road drops 1 Moot below the 12 foot minimum width allowed. The full width average requirement is 24 feet. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide copies of an approved landscape plan stamped with the seal of a Registered Landscape Architect. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, July 9, 2003. July 24, 2003 ITEM NO.: 13 FILE NO.: S-434-M NAME: Southwest City Commercial Lot B-R-5 Subdivision Site Plan Review LOCATION: Southeast of the 1-30 Frontage Road and the Geyer Springs Road intersection DEVELOPER: Flake and Kelley Management 425 West Capitol Avenue, Suite 300 Little Rock, AR 72203 ENGINEER: White-Daters Engineers #24 Rahling Circle Little Rock, AR 72223 AREA: 6.0 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: C-3, General Commercial PLANNING DISTRICT: 14 — Geyer Springs East CENSUS TRACT: 41.07 VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAL: The applicant proposes the placement of a 3500 square foot building on the site to accommodate a restaurant with a drive -through facility. The applicant has indicated the driveway will be narrowed to 36-feet as required by ordinance and has indicated the drive lane entering the site will be striped as one-way. The July 24, 2003 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: 5-434-M development will share a cross access easement for parking and service drive with the remainder of the 6.0 acre site. B. EXISTING CONDITIONS: The site is the existing parking lot of the former Southwest City Mall. The State Police currently occupy a large portion of the former mall and there are several out -parcels adjoining the site. There is a restaurant located to the south of the site and a service station located on the corner of Geyer Springs Road and Dreher Lane. West of the proposed development is a mix of commercial uses located on C-3 and C-4 zoned property. Along the 1-30 Frontage Road there are commercial and office uses including restaurants, a bank, a motel and office uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an adjoining property owner. All property owners located within 200-feet of the site along with Southwest United for Progress and the Cloverdale Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Driveways shall conform to Section 31-210 or Ordinance 18,031. Change width to 36 feet. 2. All driveways shall be concrete aprons per City Ordinance. 3. Revise islands at end of thru-aisle. Separate bypass from external service drive. Reduce thru-aisle to 18 feet width where it exits. Consult Traffic Engineering at 379-1850 for additional details. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Grease Traps are required for all restaurants. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the K July 24, 2003 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: S-434-M time of request for water service must be met. Existing waterline easements should be shown. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. Coun!y Planning: No comment received. CATA: No comment received. F_ ISSUESITECHNICAL/DESIGN: Planning Division: No comment. Landscape: A small portion of the proposed street buffer along Geyer Springs Road drops 1 '/2 foot below the 12 foot minimum width allowed. The full width average requirement is 24 feet. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide copies of an approved landscape plan stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (July 3, 2003) Mr. Joe White and Mr. Hank Kelly were present representing the request. Staff stated the request was located in the old Southwest City Mall, the location of the State Police Headquarters. Staff also noted additional information was required on the proposed site plan. Staff requested information regarding days and hours of operation and any proposed signage. Staff stated they had concerns with the proposed site plan with regard to the circulation. Staff stated if the existing drive was not reduced to one-way traffic there were potential conflicts. Staff suggested the driveway width be narrowed to 36-feet on the site plan and to indicate one-way traffic into the shopping center. Landscaping comments were briefly discussed. Staff noted the proposed landscaping near the southern right-of-way dropped below the required 12-foot minimum. There being no further items for discussion. The Committee then forwarded the item to the full Commission for final action. 3 July 24, 2003 SUBDIVISION ITEM NO.: 13 Cont.) FILE NO.: S-434-M H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the July 3, 2003 Subdivision Committee meeting. The applicant has narrowed the entrance drive to 36-feet as requested by Public Works staff and has placed arrows on the drive indicating one-way traffic into the site. The driveway at Geyer Springs will be two way access for persons wishing to leave the restaurant but after entering the site the drive will become one-way. This is to reduce the potential conflicts within the development of customers using the drive -through window and patrons of the remainder of the site. The applicant has revised the island at the end of the through -aisle to separate the by-pass traffic from the external service drive. Staff is supportive of the proposed design. The applicant has increased the landscape strip along the Geyer Springs Road to the minimum width required or 12-foot. Staff is supportive of the proposed landscaping on the site. The applicant has indicated the days and hours of operation to be seven days per week from 6:00 am to 2:00 am. The site is located near the interstate and the frontage road and with the proposed hours there should be minimal to no negative impact on the area. The area has developed with 24-hour service sites and sites which have extended hours of operation so the requested hours are similar to the hours in the area. The applicant is proposing the maximum building height to be 25-feet. The proposed building height is consistent with building heights allowed in the C-3, General Commercial District. The applicant has indicated there will be a dumpster located on the site near the rear of the portion identified for the restaurant. The applicant has indicated the dumpster will be screened on three sides with an opaque screening. The dumpster will be visible from the street but with the placement of the restaurant on the site there is not an acceptable alternative location. Staff feels with the proper screening the dumpster placement, is in an acceptable location. The applicant has indicated signage will be placed on the south side of the entrance drive. The applicant is requesting the maximum signage allowed for the commercial district or a maximum of thirty-six feet in height and one hundred sixty square feet in area. Staff is supportive of the proposed development. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed multiple building site plan review meets with minimum ordinance requirements and should have minimal to no adverse impact on the surrounding area. 4 July 24, 2003 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: S-434-M STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of this report. July 24, 2003 ITEM NO.: FILE NO.: 5-434-M NAME: Southwest City Commercial Lot B-R-5 Subdivision Site Plan Review LOCATION: Southeast of the 1-30 Frontage Road and the Geyer Springs Road intersection DEVELOPER: Flake and Kelley Management 425 West Capitol Avenue, Suite 300 Little Rock, AR 72203 ENGINEER: White-Daters Engineers #24 Rahling Circle Little Rock, AR 72223 AREA: 6.0 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: C-3, General Commercial PLANNING DISTRICT: 14 — Geyer Springs East CENSUS TRACT: 41.07 VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAL: The applicant proposes the placement of a 3500 square foot building on the site to accommodate a restaurant with a drive -through facility. The applicant has indicated the driveway will be narrowed to 36-feet as required by ordinance and has indicated the drive lane entering the site will be striped as one-way. The July 24, 2003 SUBDIVISION ITEM NO.: 13 (Cont. FILE NO.: S-434 development will share a cross access easement for parking and service drive with the remainder of the 6.0 acre site. B. EXISTING CONDITIONS: The site is the existing parking lot of the former Southwest City Mall. The State Police currently occupy a large portion of the former mall and there are several out -parcels adjoining the site. There is a restaurant located to the south of the site and a service station located on the corner of Geyer Springs Road and Dreher Lane. West of the proposed development is a mix of commercial uses located on C-3 and C-4 zoned property. Along the 1-30 Frontage Road there are commercial and office uses including restaurants, a bank, a motel and office uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an adjoining property owner. All property owners located within 200-feet of the site along with Southwest United for Progress and the Cloverdale Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Driveways shall conform to Section 31-210 or Ordinance 18,031. Change width to 36 feet. 2. All driveways shall be concrete aprons per City Ordinance. 3. Revise islands at end of thru-aisle. Separate bypass from external service drive. Reduce thru-aisle to 18 feet width where it exits. Consult Traffic Engineering at 379-1850 for additional details. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Grease Traps are required for all restaurants. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the 2 July 24, 2003 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: S-434-M time of request for water service must be met. Existing waterline easements should be shown. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: A small portion of the proposed street buffer along Geyer Springs Road drops 1 Y2 foot below the 12 foot minimum width allowed. The full width average requirement is 24 feet. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide copies of an approved landscape plan stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (July 3, 2003) Mr. Joe White and Mr. Hank Kelly were present representing the request. Staff stated the request was located in the old Southwest City Mall, the location of the State Police Headquarters. Staff also noted additional information was required on the proposed site plan. Staff requested information regarding days and hours of operation and any proposed signage. Staff stated they had concerns with the proposed site plan with regard to the circulation. Staff stated if the existing drive was not reduced to one-way traffic there were potential conflicts. Staff suggested the driveway width be narrowed to 36-feet on the site plan and to indicate one-way traffic into the shopping center. Landscaping comments were briefly discussed. Staff noted the proposed landscaping near the southern right-of-way dropped below the required 12-foot minimum. There being no further items for discussion. The Committee then forwarded the item to the full Commission for final action. c July 24, 2003 SUBDIVISION ITEM NO.: 13 (Cont. H. ANALYSIS: NO.: S-434-M The applicant submitted a revised plan to staff addressing most of the issues raised at the July 3, 2003 Subdivision Committee meeting. The applicant has narrowed the entrance drive to 36-feet as requested by Public Works staff and has placed arrows on the drive indicating one-way traffic into the site. The driveway at Geyer Springs will be two way access for persons wishing to leave the restaurant but after entering the site the drive will become one-way. This is to reduce the potential conflicts within the development of customers using the drive -through window and patrons of the remainder of the site. The applicant has revised the island at the end of the through -aisle to separate the by-pass traffic from the external service drive. Staff is supportive of the proposed design. The applicant has increased the landscape strip along the Geyer Springs Road to the minimum width required or 12-foot. Staff is supportive of the proposed landscaping on the site. The applicant has indicated the days and hours of operation to be seven days per week from 6:00 am to 2:00 am. The site is located near the interstate and the frontage road and with the proposed hours there should be minimal to no negative impact on the area. The area has developed with 24-hour service sites and sites which have extended hours of operation so the requested hours are similar to the hours in the area. The applicant is proposing the maximum building height to be 25-feet. The proposed building height is consistent with building heights allowed in the C-3, General Commercial District. The applicant has indicated there will be a dumpster located on the site near the rear of the portion identified for the restaurant. The applicant has indicated the dumpster will be screened on three sides with an opaque screening. The dumpster will be visible from the street but with the placement of the restaurant on the site there is not an acceptable alternative location. Staff feels with the proper screening the dumpster placement, is in an acceptable location. The applicant has indicated signage will be placed on the south side of the entrance drive. The applicant is requesting the maximum signage allowed for the commercial district or a maximum of thirty-six feet in height and one hundred sixty square feet in area. Staff is supportive of the proposed development. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed multiple building site plan review meets with minimum ordinance requirements and should have minimal to no adverse impact on the surrounding area. 4 July 24, 2003 SUBDIVISION ITEM NO.: 13 (Cont. STAFF RECOMMENDATION: FILE NO.: S-434-M Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (JULY 24, 2003) Mr. Joe White and Mr. Hank Kelly were present representing the request. There were no objectors present. Staff stated they were supportive of the proposed development. To stated to their knowledge there were no outstanding issues associated with the proposed request. Staff stated they felt the proposed multiple building site plan review had met the minimum ordinance requirements and should have minimal to no adverse impact on the surrounding area. Staff presented a recommendation of approval of the request subject to compliance with the conditiosns outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The Chair entertained a motion to place the item on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent.