Loading...
HomeMy WebLinkAboutS-0965-B Staff AnalysisITEM NO.: 3. NAME: Lot 2 Bussa Subdivision Replat LOCATION: 8815 Baseline Road Planning Staff Comments: 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 June 15, 2016. The Office of Planning and Development must receive the proof of notice no later than June 24, 2016. Notices were sent out on June 14, 2016. Will there be adequate parking for the remaining building/business. The parking for a restaurant requires the placement of one (1) parking space per 100 gross square feet of floor area. It appears the building contains 10,500 square feet of floor area and it appears there will be 64 parking spaces remaining upon construction of the new building and associated parking. The future disposition of the existing building is unknown at this time and it is currently not occupied. 3. The fast food restaurant indicates the building square footage of 3,200 square feet. The parking provided on the site per the plan provided is 29 spaces. Typically parking for a restaurant is to be provided at one space per 100 gross square feet of floor area. The realignment of the new driveway allowed for additional parking spaces bringing the new total to 33. 4. Variance/Waivers: None requested. Public Works Conditions: Baseline Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 45 feet from centerline will be required. Will comply. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. A driveway permit has been applied for. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Will comply. 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. Will comply. 5. Show existing curb cuts on the north side of Baseline Road on the site plan to show any left turn conflicts. See revised site plan which shows the curb cuts on the north side of Baseline and the realigned new driveway which eliminates conflicting turning movements. Show drive aisles and islands on the south side of the access easement to determine vehicle maneuver ability. See revised site plan for existing islands on the south side of the access easement. 7. Sidewalks with appropriate handicap ramps are required adjacent to the proposed shared access easement in accordance with Section 31-175 of the Little Rock Code of Ordinances and the Master Street Plan. See revised site plan. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. On Baseline Road, an arterial street, driveways and streets should be spaced at least 300 feet from other driveways and streets. A variance must be requested for the proposed driveway location being less than 300 feet from existing driveways and streets. LR Public Works is supportive of the driveway placement since it now aligns with the "In" driveway at McDonald's across the street. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements if new sewer service is required for this project. EAD, Environmental Assessment Division, approval required for food service. Contact Little Rock Wastewater Utility for additional information. Noted. Entergy: Entergy does not object to this proposal. A three phase power line runs east and west on the south side of Baseline Road in front of this property. 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. Please note that caution should be used in the construction of the new drive to the new lot as overhead power lines are in the area. Noted. 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. Will comply. 2. A utility easement will be required for the existing private fire service for 8815 Baseline Road. Will comply The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Noted. 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. Will comply. 5. 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. Noted. 6. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expanse of the developer. 7. Contact Central Arkansas Water regarding the size and location of water meter comply. 8. 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. Noted. 9. 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. 10. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. Fire Department: New construction full plan review. Contact the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Will comply Parks and Recreation: No comment received. County Planning: No comment received. Rock Region Metro: Location is currently served by several METRO Routes 17, 22 and 23. It is considered an important transit hub. Sidewalks are critical to this location for access to the transit route for customers and employees alike. Provide pedestrian access to the front of the store from both Baseline Road and the rear drive. Complete pedestrian access along property perimeter. See revised site plan for added sidewalks. Building Code: No comment. Planning Division: No comment. Landscape: Any new site development must comply with the City's landscape and buffer ordinance requirements. Will comply. 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. Noted. 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, June 15, 2016. June 30, 2016 ITEM NO.: 3 NAME: Lot 2 Bussa Subdivision Replat LOCATION: 8815 Baseline Road DEVELOPER: Shelay, Inc. 10105 1-30 Little Rock, AR 72209 ENGINEER, Crafton Tull and Associates 10825 Financial center Parkway Little Rock, AR 72211 AREA: 2.26 acres NUMBER OF LOTS: 2 WARD: 7 PLANNING DISTRICT: 15 — Geyer Springs West CURRENT ZONING: C-3, General Commercial District LE NO.: S-965-B NEW STREET: 0 LF CENSUS TRACT: 41.05 VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the drive on Baseline Road nearer the intersection than typically allowed. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The applicant is seeking a replat of Lot 2 Bussa Subdivision. The property is zoned C-3, General Commercial District and is the location of the now closed Ryan's Restaurant. The lot will take access from Baseline Road, an existing driveway will be shared with Wal-mart, and a new driveway will be shared with Lot 2. The site is currently paved and the new site plan will provide for an increase in the permeability of the site. The applicant is requesting no additional detention be provided. The review before the Commission is to allow the replatting of this lot. All review of the site development criteria will occur with the request for a building permit. June 30, 2016 SUBDIVISION ITEM NO.: 3 (Cont.) B. EXISTING CONDITIONS: FILE NO.: S-965-B The site contains a restaurant building which has not been in operation for a number of years. South of the site is Wal-mart and north of the site are a number of commercial uses including restaurants, convenience store and a liquor store. To the east of the site is a single-family neighborhood and to the west of the site is the Mabelvale Shopping Center which contains restaurants, retail and a home improvement store. C. NEIGHBORHOOD COMMENTS: All property owners located within 200 feet of the site along with the West Baseline Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Baseline Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 45 feet from centerline will be required. 2. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. 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. 5. Show existing curb cuts on the north side of Baseline Road on the site plan to show any left turn conflicts. 6. Show drive aisles and islands on the south side of the access easement to determine vehicle maneuver ability. 7. Sidewalks with appropriate handicap ramps are required adjacent to the proposed shared access easement in accordance with Section 31-175 of the Little Rock Code of Ordinances and the Master Street Plan. 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. On Baseline Road, an arterial street, driveways and streets should be spaced at least 300 feet from other 2 June 30, 2016 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-965-B driveways and streets. A variance must be requested for the proposed driveway location being less than 300 feet from existing driveways and streets. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if new sewer service is required for this project. 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 three phase power line runs east and west on the south side of Baseline Road in front of this property. 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. Please note that caution should be used in the construction of the new drive to the new lot as overhead power lines are in the area. 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. A utility easement will be required for the existing private fire service for 8815 Baseline Road. 3. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 4. 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. 5. 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. 3 June 30, 2016 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-965-B 6. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 7. Contact Central Arkansas Water regarding the size and location of water meter. 8. 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. 9. 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. 10. 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: New construction full plan review. Contact the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Parks and Recreation: No comment received. County Planning: No comment received. Rock Region Metro: Location is currently served by several METRO Routes 17, 22 and 23. It is considered an important transit hub. Sidewalks are critical to this location for access to the transit route for customers and employees alike. Provide pedestrian access to the front of the store from both Baseline Road and the rear drive. Complete pedestrian access along property perimeter. F. ISSUES/TECHNICAUDESIGN: Building Code: No comment. M June 30, 2016 SUBDIVISION NO.: 3 (Cont.) FILE NO.: S-965-B Planninq Division: No comment. Landscape: 1. Any new site development must comply with the City's landscape and buffer ordinance requirements. 2. 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: (June 8, 2016) Mr. Frank Riggins of Crafton Tull and Associates was present representing the request. Staff presented an overview view of the item stating there were few outstanding technical issues associated with the request. Staff questioned if the remaining parking for the restaurant building would be adequate to serve a future user. Staff stated the restaurant contained 10,500 square feet of floor area and would typically require the placement of 105 parking spaces to serve a restaurant user. Staff stated it appeared there would be 64 parking spaces remaining on the site upon approval of the replat. Public Works comments were addressed. Staff stated Baseline Road was indicated on the Master Street Plan as a principal arterial with special design standards. Staff stated a dedication of right of way to 45-feet from centerline was required. Staff stated the driveway width and locations did not meet the traffic access and circulation requirements of Sections 30-43 and 31-210 along Baseline Road. Staff stated on arterial streets the drives should be spaced at least 300 feet from other driveways and streets. Staff noted any new development would require compliance with the City's Landscape and Buffer Ordinance requirements. Staff stated since the request was for plat approval compliance of all other aspects of the various ordinances would be reviewed at the time of building permit request. 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. 61 June 30, 2016 SUBDIVISION M NO.: 3 (Cont.) FILE NO.: S-965-B H. ANALYSIS: The applicant submitted a revised plat to staff addressing the technical issues raised at the June 8, 2016, Subdivision Committee meeting. The applicant states any future user of the former restaurant building will match the parking available on the lot. The request is to replat Lot 2 Bussa Subdivision to allow the creation of two (2) lots for future development of a restaurant while maintaining the existing building on a separate lot. The property is zoned C-3, General Commercial District and is the location of the now closed Ryan's Restaurant. The lots will take access from a newly created drive on Baseline Road to the north. An existing driveway along the southern perimeter along with a new drive will be shared with an access drive within the Wal-mart parking lot. The entirely of the site is currently paved. With the redevelopment of the site an increase in the permeability of the site will be provided. The C-3, General Commercial Zoning District requires a front yard building setback of twenty-five (25) feet, no side yard setback is required except where abutting a residential district; then there is to be a side yard setback width of not less than fifteen (15) feet and a rear yard setback of twenty-five (25) feet. The minimum lot area for the zoning district is fourteen thousand (14,000) square feet and a minimum lot width of not less than one hundred (100) feet. The lots as proposed fully comply with the typical development criteria of the zoning district. The driveway along Baseline Road does not meet the typical spacing requirement of Sections 30-43 and 31-210. Drives on arterial streets should be spaced at least 300 feet from other driveways and street intersections. The drive as proposed is indicated just over 200-feet from the eastern entrance drive to the Wal-mart parking lot. The drive has been located to minimize turning conflicts with the drives located on the north side of Baseline Road. Staff is supportive of the applicant's request. The applicant is seeking a replat of an existing platted lot to allow for a restaurant user on the newly created lot. The applicant has stated potential users of the existing building will match the parking available on the site. The approval of the plat does not approve the vehicular movements around the building. The plat as proposed fully complies with the development criteria of the underlying zoning district. The applicant is seeking a variance to allow a reduction in the driveway spacing along Baseline Road and in staff's opinion the variance will not significantly impact this development or nearby properties. C June 30, 2016 SUBDIVISION ITEM NO- 3 (Cont. STAFF RECOMMENDATION: FILE NO.: S-965-B Staff recommends approval of the requested replat 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 from Sections 30-43 and 31-210 to allow the driveway on Baseline Road as proposed. PLANNING COMMISSION ACTION: (JUNE 30, 2016) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the requested replat 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 from Sections 30-43 and 31-210 to allow the driveway on Baseline Road as proposed. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. 7