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HomeMy WebLinkAboutS-0548-M Staff AnalysisDEVELOPMENT CONSULTANTS INCORPORATED April 9, 2004 Ms. Donna James City of Little Rock Department of Planning & Development 723 West Markham Street Little Rock, Arkansas 72201 RE: Candlewood Commercial Addition SPR DCI Project #03-185 Dear Donna: Pursuant to the Subdivision Committee meeting and receipt of staff comments, we have revised the site plan and provide the following responses: Planning Staff Comments: 1. Notifications to surrounding owners have been sent and evidence has been forwarded by separate mailing to your attention. 2. We have removed the existing parking image, under the fuel canopy area. 3. We have provided specific locations and sizes for the shopping center development signage. We have also requested a variance to allow signage on three sides of the fuel canopy. Typical elevations will be provided by Kroger. 4. There are a total of five pump islands under the proposed canopy. 5. We have revised the pharmacy kiosk drive arrangement to improve traffic circulation. This revised arrangement has been reviewed and approved by Bill Henry, Traffic Engineer, in a meeting with the owners. Variances/ Waivers: A variance is now requested to allow signage on three sides of the proposed fuel canopy. Engineering • Planning Land Surveying Landscape Architecture 2200 North Rodney Parham Road Suite 220 Little Rock, Arkansas 722124155 Telephone 501-221-7880 Fax # 501-221.7882 G:\03-185\P1anning\03185c.doc 1. Agreed. 2. Agreed. 3. Agreed. Utilities, Fire Department, & County Planning: 1. Wastewater: Agreed. 2. Entergy: No comment to address. 3. Center -Point Energy: No comment to address. 4. SBC: No comment to address. 5. CAW: Agreed. 6. Fire Department: Agreed. 7. County Planning: No comment to address. 8. CATA: No comment to address. 9. County Planning: No comment to address. Landscape: 1. Revisions and detailed calculations were done and reviewed with Bob Brown, Plans Review Specialist. All landscape area issues have been resolved and Bob has approved the proposed plan revisions. 2. An automatic irrigation system will be provided for all maintained landscape areas. 3. Landscape Plans stamped by a licensed Landscape Architect will be provided for construction permitting. This should address all comments requiring revision responses. For copies of the revised site plan are enclosed as requested. Please contact my office if you have questions or require additional information. Sincerely, Development Consultants, Inc. obert . rown Vice President cc: Doug Robertson GA03-185\Planni ng\03185c.doc size of the meter connection(s) will apply to.this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. The service line, meter setter and box will be by the developer's contractor to Central Arkansas Water specifications. Central Arkansas Water will install the meter only. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 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 (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 Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information_ County Planning: No comment received. CATA: No comment received. Planning Division: No comment. Landscape: The proposed parking area is 2,849 square foot short of the eight percent (8,780 sq. ft.) landscaping required within its interior. To receive credit toward fulfilling this requirement, interior islands must be at least 7 Y2 feet in width and 300 square feet in area. Interior landscaping islands need to be generally evenly distributed throughout the proposed parking area to help break up the large expanse of asphalt. Since an upgrade in landscaping of existing landscape deficiencies will be required, interior landscape islands should also be added to the existing parking lot. The proposed width of the perimeter landscaping strip adjacent to Lots 3 and 4 drop below the 6-foot 9-inch minimum allowed. An irrigation system to water landscaped areas will be required. Prior to a construction permit being issued, it will be necessary to submit plans 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, April 7, 2004. April 22, 2004 ITEM NO.: 12 FILE NO.: S-548-M NAME: Candlewood Commercial Subdivision Site Plan Review LOCATION: 14000 Cantrell Road DEVELOPER: Whisenhunt Investments 501 Ranch Road Bee Branch, AR 72013 ENGINEER: Development Consultants, Inc. 220 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 17.385 acres CURRENT ZONING PLANNING DISTRICT NUMBER OF LOTS: 4 FT. NEW STREET: 0 C-3, General Commercial District 1 — River Mountain CENSUS TRACT: 42.05 VARIAN C ESNVAIVERS REQUESTED: 1. A variance to allow signage without public street frontage. 2. A variance to allow a reduced perimeter landscape strip adjacent to Lots 1 and 3. A. PROPOSAL/REQUEST: The applicant is proposing a revision to a previously approved site plan for the Candlewood Commercial Subdivision. The proposed revisions include the expansion of the Kroger store by 30,000 square feet and a change to the previously approved layout of the buildings located to the east. The second is the placement of a fuel service canopy located in a current parking area near Cantrell Road. The fuel island has been placed in the parking area furthest from the building and used the least. The area also allows for traffic circulation around the fuel canopy to be isolated from other general parking lot traffic. The third is the addition of a kiosk to be located in the existing parking area near the Kroger building to be used as a pharmacy pick-up. The kiosk will allow drive -through April 22, 2004 SUBDIVISION NO.: 12 (Cont. FILE NO.: S-548-M pick up service of pharmacy prescriptions. The site plan includes a proposed Lot 4 as an out -parcel at the southeast corner of the site. The site plan includes the placement of a building footprint on the area to allow the development should a prospective tenant not desire to own their own property. B. EXISTING CONDITIONS: The site is developed with a Kroger Store, Bank and fast food restaurant. There is a vacant out parcel located adjacent to Cantrell Road east of the fast food restaurant. There is a large portion of the site development has not taken place on but was previously approved for expanded commercial space and parking. Other uses in the area include a developing mini -warehouse project located to the west across Candlewood and a bank located east of the site adjacent to Cantrell Road. To the northeast of the site is a vacant site zoned 0-3 and a developing multi -family complex. South of the site is a mixed use development containing office and commercial uses and a mini -warehouse development. C. NEIGHBORHOOD COMMENTS: I� E As of this writing, staff has not received any comment from area residents. All abutting property owners, the Westchester/Heatherbrae Neighborhood Association and Westbury Neighborhood Association were notified of the public hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. A grading permit in accordance with Section 29-186 (c) required prior to any land clearing or grading activities grading, and drainage plans will need to be submitted and the start of construction. 3. Storm water detention ordinance applies to the property. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. and (d) will be it the site. Site approved prior to K April 22, 2004 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: S-548-M SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. The service line, meter setter and box will be by the developer's contractor to Central Arkansas Water specifications. Central Arkansas Water will install the meter only. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 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 (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 Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: The proposed parking area is 2,849 square foot short of the eight percent (8,780 sq. ft.) landscaping required within its interior. To receive credit toward fulfilling this requirement, interior islands must be at least 7 Y2 feet in width and 300 square feet in area. Interior landscaping islands need to be generally evenly distributed throughout the proposed parking area to help break up the large expanse of asphalt. Since an upgrade in landscaping of existing landscape deficiencies will be required, interior landscape islands should also be added to the existing parking lot. The proposed width of the perimeter landscaping strip adjacent to Lots 3 and 4 drop below the 6-foot 9-inch minimum allowed. 3 April 22, 2004 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: S-548-M An irrigation system to water landscaped areas will be required. Prior to a construction permit being issued, it will be necessary to submit plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Mr. Robert Brown was present representing the applicant. Staff stated the request was to add additional elements to the existing site thus necessitating a subdivision site plan review. Staff indicated the three areas being reviewed were the placement of a gas canopy on the site near Cantrell Road, the placement of a kiosk in the parking lot related to the pharmacy and the redesign of the previously approved commercial space. Staff requested the applicant remove the existing parking from the site plan under the proposed fuel island. Staff also questioned the number of fuel stations proposed for the site. Mr. Brown stated the applicant had indicated there would be five fueling stations with pumps on each side of the station. Staff also requested additional information concerning signage. Staff stated details were needed concerning the proposed canopy signage for the fuel center and any and all signage existing and proposed on the site. Staff questioned if additional ground mounted signage would be added as a result of the fueling center. Public Works comments were addressed. Staff stated a grading permit would be required prior to development. Staff also stated the storm water detention ordinance would apply to development of the site. Landscaping comments were addressed. Staff stated the proposed landscaping did not appear to conform to existing requirements. Staff stated new additions of landscape islands would be required. Mr. Brown stated the site plan was approved prior to the adoption of the new requirements. Staff stated the previous requirements included smaller islands and a total of six percent interior landscaping. Staff stated the new requirements were eight percent interior landscaping and landscape islands of at least three hundred square feet in area. Staff stated additional interior landscaping would be required. Mr. Brown disagreed stating the site plan was approved under the previous conditions and should not be held to the new standard. Staff stated Mr. Brown should meet with staff to resolve this issue prior to the resubmission of the proposed site plan. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 4 April 22, 2004 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: S-548-M H. ANALYSIS: The applicant submitted a revised plan to staff addressing concerns raised at the April 1, 2004 Subdivision Committee meeting. The applicant has shown that the interior landscape areas meet the eight percent requirement. However, the interior islands do not meet the minimum square footage requirement or 300 square feet in area. Staff is supportive of the reduced island square footages. The interior islands are existing and were put in place prior to the adopting of the existing Landscape Ordinance. The applicant has indicated any future parking areas will be constructed to meet the existing ordinance requirement for both percentage of required interior landscaping and the minimum square footage required for island sizes. The applicant has indicted a detailed signage plan. The applicant has indicated the existing sign is somewhat smaller than allowed by the Highway 10 Design Overlay District. The applicant has indicated on the proposed site plan additional signage, which will not exceed the Highway 10 Design Overlay standard or a single monument style sign not to exceed ten feet in height and 100 square feet in sign area. The applicant has also indicted a single ground mounted sign to be located near the middle northern drive on Candlewood Drive. This sign is also a single ground mounted monument style sign with a maximum of ten feet in height and 100 square feet in sign area. The applicant has indicated signage will be placed on the fuel canopy on three sides. The applicant has indicated signage will be placed on the east, west and north fagade and will cover no more than ten percent of the fagade area. This request is consistent with signage allowed per the zoning ordinance. Staff is supportive of this request. The applicant has indicated a kiosk for pharmacy pick-up within the existing parking area. The applicant has redesigned the customer pick-up to intersect perpendicularly with the existing drive. The applicant has also relocated the kiosk to the south to allow for a minimum stacking of two cars from the main drive. The applicant is requesting to be allowed to keep the drive lanes as two- way traffic access. Staff has concerns with the blocking of the drive lanes with cars waiting to enter or exit the kiosk but the applicant has contacted the Traffic Engineering Department and a private consultant and both agree the placement of the kiosk in this location and in the proposed configuration will have the least impact on traffic circulation. The proposed site plan includes the expansion of the existing Kroger Store by 30,000 square feet and the addition of approximately 36,000 additional square feet of retail space. The proposed site plan includes the development of 529 parking spaces. The typical minimum parking requirement for a commercial 61 April 22, 2004 SUBDIVISION no•nre=irrMr n:� FILE NO.: S-548-M development with the proposed total square footage of 119,025 would be 396 parking spaces. The proposed parking is adequate to meet the typical minimum parking demand. The applicant is requesting a reduced landscape strip adjacent to Lot 3 of the site. The applicant has indicated Lot 3 has been final platted and a portion of the drive abutting Lot 3 has been constructed. To increase the landscape strip to the required six foot nine inches would be a hardship. The applicant has indicated, adjacent to Lot 4, a seven foot landscaping strip will be added by relocating the proposed lot line. Staff is supportive of the proposed requested site plan. The proposed development meets the intent of the Subdivision Ordinance for development of a multiple building site. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels if the proposed development will be minimal adverse impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request. subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the requested variance to allow signage without public street frontage for the signage on the fuel island canopy. Staff recommends approval of the requested variance to allow a reduced landscape strip adjacent to the northern boundary of Lot 3. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. Robert Brown was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented recommendations of approval of the requested variance to allow signage without public street frontage for the signage on the fuel island canopy and the request to allow signage on all sides of the canopy fagade and the requested variance to allow a reduced landscape strip on Lot 1 adjacent to Lots 2 and 3. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. A h V1 ITEM NO.: 12 FILE NO.: S-548-M NAME: Candlewood Commercial Subdivision Site Plan Review LOCATION: 14000 Cantrell Road Planning_ Staff Comments: `A ��A/) 1. Provide notification of propertywer�s�l w e�d within 200-feet of the site, complete p with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Remove the existing parking layer under the proposed gas pumps to make the site plan more legible. 3. Provide a signage plan for the entire site more specifically indicate ground -mounted signs, locations and sign area. Provide details concerning any proposed signage within the development. 4. Indicate the number of fuel stations on the proposed site plan. 5. Rearrange the layout of the kiosk to allow for better circulation. Restrip the parking spaces and sign the drive aisle located along the proposed exit to indicate one-way traffic. c1la.-v��oo.a. Variance/Waivers: None requested. L Public Works: � � UV" " 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 2. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 3. Storm water detention ordinance applies to the property. Utilities and Fire Department/County Planning: �Q0"A'P' co,54u�� Wastewater: Sewer available, not adversely affected. � Enter : No comment received. �Y Center -Point Energy: No comment received. SBC: No comment received. tw� hP11-k Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the