HomeMy WebLinkAboutS-1056-B Staff AnalysisITEM NO.: 2. S-1056-B
NAME: Lots 2AR and 2BR CWC Subdivision Replat and Subdivision Site Plan Review
LOCATION: 10011 Interstate 30
Planning Staff Comments:
1. Provide notification of the property owners located within 200-feet of the site including the
certified abstract list, notice form with affidavit executed and proof of mailing. The notice
must be mailed no later than March 1, 2017. The Office of Planning and Development
must receive the proof of notice no later than March 10, 2017.
2. Provide the proposed signage plan including building and ground signage. The plan
should include the location total height and total sign area for ground signage. The
location and square footage of any building signage. The fuel canopy signage should be
included. Provide the dimensions of the fuel canopy to ensure compliance with the total
area allowed.
3. Provide details of any proposed fencing and walls. Provide the construction materials,
total height and location.
4. All dumpsters located on the site must be properly screened. The dumpster is indicated
along the street side of the development. Provide a note on the site plan indicating the
proposed screening mechanism. Provide the dumpster service hours. Staff recommends
the hours be limited to 7 am to 6 pm Monday through Friday.
5. Provide a site lighting plan. All site lighting must be low-level and directional, aimed
downward and into the site.
6. Provide on the site plan any outdoor patios, areas for outdoor display of products.
7. The parking for the restaurant should be 82 parking spaces. It appears there are 78
parking spaces located on the site. The reduced number of parking spaces will require a
variance.
8. Handicap parking spaces should be included on the restaurant lot.
9. Move or remove the vacuum station. The current location will potentially block traffic
access within the site.
10.The ice and propane displays should be relocated out of the front landscape strip.
11. Label the site plan/plat with cross access and cross parking notations.
Variance/Waivers: None requested.
Public Works Conditions:
1. Obtain permits for improvements within State Highway right-of-way from AHTD, District
VI.
2. Additional signal infrastructure is required to be installed on the south side of Baseline
Road.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-
way prior to occupancy.
4. Damage to public and private property due to hauling operations or operation of
ITEM NO.: 2. S-1056-B
construction related equipment from a nearby construction site shall be repaired by the
responsible party prior to issuance of a certificate of occupancy.
5. Obtain permits for improvements within State Highway right-of-way from AHTD, District
VI.
6. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street
shall not create a four-way intersection within 75 feet of the curb line of the street. The
lack of vehicle stack space will cause vehicles to stack into the Baseline Road
intersection.
7. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-
way prior to occupancy.
8. Vehicles parked to access the proposed propane tanks and ice units in the access drive
aisle will further congest and obstruct access within the onsite 4 way intersection.
9. With the placement of the additional private driveway within the AHTD controlled
signalized intersection and the proposed combination left/thru north bound lane, the signal
timing will be split phased which will result in additional delays and more vehicle stacking.
Utilities and Fire Department/County Planning:
Little Rock Wastewater: Sewer available to this site. EAD, Environmental Assessment
Division, approval required if food prep on site. Contact Little Rock Wastewater Utility for
additional information.
Entergy: Entergy does not object to this proposal. However, an existing three phase,
overhead power line exists along the east side of this property directly over an alternative fuel
tank location and a trash dumpster bay. If the locations of these facilities are to remain as
proposed, then the power line will need to be relocated. There do not appear to be any other
conflicts. 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:
Fire Department: Maintain Access:
Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the
minimum road width shall be 26 feet, exclusive of shoulders.
Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not
exceed 10 percent in grade except as approved by the fire chief.
Loading. Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities,
ON
ITEM NO.: 2. S-1056-B
buildings or portions of buildings hereafter constructed shall be accessible to fire department
apparatus by way of an approved fire apparatus access road with an asphalt, concrete or
other approved driving surface capable of supporting the imposed load of fire apparatus
weighing at least 75,000 pounds.
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: Location is served by METRO on multiple routes at this location.
Adjacent to this property is our southwest community transfer hub in the Walmart parking lot
and important transit connection to the community. The location serves 3% of all passengers
who ride these routes. The signalized intersections at both ends of the plaza entrance
adjacent to this development serve the transit route as a turnaround and terminus point for all
(3) routes. We are concerned about the widening of the Baseline Rd. driveway and potential
for excessive traffic/ pedestrian conflicts caused by the configuration shown on the plan.
Recommend no left turn from this driveway location. Sidewalk connectivity must be
maintained along the transit route. A protected pedestrian way should be provided from the
front entrance of the business to the transit route for access to services and jobs. There is no
ADA access provide for the site interior, pedestrian crossings or sidewalks shown. Locate
existing bus stop on site plan. GPS coordinates and stop location can be obtained from City
of Little Rock, Metroplan or our website at rrmetro.org.
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(cD-littlerock. gov or
Mark Alderfer at 501.371.4875; malderferLallittlerock gov.
Planning Division- No comment.
Landscape: No comment.
1. Site plan must comply with the City's landscape and buffer ordinance requirements.
2. 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.
ITEM NO.: 2.
S-1056-B
3. Provide trees with an average linear spacing of not less than thirty (30) feet within the
perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of
perimeter planting strip.
4. Outside activities and appurtenances shall be screened from abutting properties and
streets, Section 15-95, Screening Requirements. Propane pad, ice units, and vacuum
units shall be oriented away from a primary street side of the property and screened from
the public right-of-way.
5. Eight percent (8%) of the vehicular use area must be designated for green space; this
green space needs to be evenly distributed throughout the parking area(s). The minimum
size of an interior landscape area shall be one hundred fifty (150) square feet for
developments with one hundred fifty (150) or fewer parking spaces.
6. Landscape areas shall be provided between the vehicular use area used for public
parking and the general vicinity of the building, excluding truck loading or service areas
not open to public parking. These areas shall be equal to an equivalent planter strip three
(3) feet wide along the vehicular use area.
7. A landscape irrigation system shall be required for developments of one (1) acre or larger.
8. 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, March 1, 2017.
March 16, 2017
ITEM NO.: 2 FILE NO.: S-1056-B
NAME: Lots 2AR and 2BR CWC Subdivision Replat and Subdivision Site Plan Review
LOCATION: 10011 Interstate 30
DEVELOPER:
Murphy USA
P.O. Box 7300
El Dorado, AR 71730
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 2.83 acres NUMBER OF LOTS: 2
WARD. 7 PLANNING DISTRICT: 15 — Geyer Springs West
CURRENT ZONING: C-3, General Commercial District
NEW STREET: 0 LF
ENSUS TRACT: 41.03
VARIANCE/WAIVERS: A variance from Section 36-502 to allow a reduced number of
parking spaces on Lot 2AR.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The land owner has a contract with Murphy USA to lease the southern portion of
the lot along Baseline Road for a convenience store with gas pumps. The real
estate contract request is for the existing parcel (Lot 2 CWC Subdivision) to be
subdivided into two (2) parcels (Lot 2AR and 2BR CWC Subdivision). Murphy
USA will have a ground lease on proposed Lot 2BR. The existing restaurant and
associated parking will be located on proposed Lot 2AR.
Along with the replat request the applicant is seeking approval of a subdivision
site plan review (Section 31-13) to allow the development of Lot 2BR with the
convenience store with a detached fuel canopy and to, allow the restaurant to be
located on Lot 2AR. The building is proposed containing 1,200 gross square feet
of floor area. The fuel canopy is proposed 201-feet long covering six (6) double
sided fuel pumps. The frontage along Baseline Road is indicated with a
minimum setback of 45-feet (platted building line). The plan indicates a 50-foot
March 16, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.
FILE NO.: S-1050-B
side yard setback on the eastern and western perimeters and a 50-foot rear yard
setback. The convenience store is indicated with ten (10) parking spaces.
The existing restaurant contains 8,217 gross square feet of floor area and
77 parking spaces. Typically parking for a restaurant is based on one (1) parking
space per 100 gross square feet of floor area or 82 parking spaces to serve the
restaurant.
With the redevelopment of Lot 2BR, the driveway apron on Baseline Road will be
constructed to align with a drive serving Wal-mart on the south side of Baseline
Road.
B. EXISTING CONDITIONS:
The site has street frontage on the 1-30 Frontage Road and Baseline Road. Both
are controlled by the Arkansas State Highway and Transportation Department.
The site contains a closed restaurant, Dixie Cafe. There is curb, gutter and
sidewalk in place along Baseline Road. The Frontage Road has open ditches for
drainage and no sidewalk in place. To the west of this site is a fast food
restaurant and a convenience store with gas pumps. Wal-mart and a fast food
restaurant currently under construction are located to the south of this site and an
automobile dealership is located to the east of this site.
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. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
2. Additional signal infrastructure is required to be installed on the south side of
Baseline Road.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. 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.
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March 16, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1056-B
5. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
6. In accordance with Section 31-210 (h)(12), access driveways running parallel
to the street shall not create a four-way intersection within 75 feet of the curb
line of the street. The lack of vehicle stack space will cause vehicles to stack
into the Baseline Road intersection.
7. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
8. Vehicles parked to access the proposed propane tanks and ice units in the
access drive aisle will further congest and obstruct access within the on -site
4 way intersection.
9. With the placement of the additional private driveway within the AHTD
controlled signalized intersection and the proposed combination left/thru north
bound lane, the signal timing will be split phased which will result in additional
delays and more vehicle stacking.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this site. EAD, Environmental
Assessment Division, approval required if food prep on site. Contact Little Rock
Wastewater Utility for additional information.
Entergy: Entergy does not object to this proposal. However, an existing three
phase, overhead power line exists along the east side of this property directly
over an alternative fuel tank location and a trash dumpster bay. If the locations
of these facilities are to remain as proposed, then the power line will need to be
relocated. There do not appear to be any other conflicts. 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
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March 16, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. 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.
4. Contact Central Arkansas Water regarding the size and location of the water
meter.
5. 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.
6. 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.
7. 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: Maintain Access:
Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive of
shoulders.
Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface
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March 16, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1056-B
capable of supporting the imposed load of fire apparatus weighing at least
75,000 pounds.
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.
Counly Planning: No comment.
Rock Region Metro: Location is served by METRO on multiple routes at this
location. Adjacent to this property is our southwest community transfer hub in the
Walmart parking lot and important transit connection to the community. The
location serves 3% of all passengers who ride these routes. The signalized
intersections at both ends of the plaza entrance adjacent to this development
serve the transit route as a turnaround and terminus point for all (3) routes. We
are concerned about the widening of the Baseline Rd. driveway and potential for
excessive traffic/ pedestrian conflicts caused by the configuration shown on the
plan. Recommend no left turn from this driveway location. Sidewalk connectivity
must be maintained along the transit route. A protected pedestrian way should be
provided from the front entrance of the business to the transit route for access to
services and jobs. There is no ADA access provide for the site interior,
pedestrian crossings or sidewalks shown. Locate existing bus stop on site plan.
GPS coordinates and stop location can be obtained from City of Little Rock,
Metroplan or our website at rrmetro.org.
F. ISSUES/TECHNICAL/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.gov or
Mark Alderfer at 501.371.4875; malderFer Y,littlerock.gvv.
Planning Division: No comment.
Landscape: No comment.
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
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March 16, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) _ _ FILE NO.: S-1056-B
2. 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.
3. Provide trees with an average linear spacing of not less than thirty (30) feet
within the perimeter planting strip. Provide three (3) shrubs or vines for every
thirty (30) linear feet of perimeter planting strip.
4. Outside activities and appurtenances shall be screened from abutting
properties and streets, Section 15-95, Screening Requirements. Propane
pad, ice units, and vacuum units shall be oriented away from a primary street
side of the property and screened from the public right-of-way.
5. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces.
6. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck loading
or service areas not open to public parking. These areas shall be equal to an
equivalent planter strip three (3) feet wide along the vehicular use area.
7. A landscape irrigation system shall be required for developments of
one (1) acre or larger.
8. 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:
(February 22, 2017)
Mr. Brian Dale of White Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were a few
outstanding technical issues in need of addressing related to the proposed plat
and site plan. Staff stated the plat as proposed appeared to comply with the
minimum standards of the zoning ordinance. Staff stated lot areas and setbacks
appeared to comply with the C-4, Open Display Zoning District standards. Staff
stated the parking for the restaurant lot, Lot 2AR, was not sufficient to meet the
typical minimum standards of the zoning ordinance. Staff stated the reduced
parking would require a variance. Staff requested information concerning the
proposed signage plan. Staff requested information concerning any proposed
outdoor patio areas.
9
March 16, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1056-B
Public Works comments were addressed. Staff stated all improvements within
the right of way would require approval from the State Highway Department.
Staff stated access drives could not create a four-way intersection within 75-feeet
of the curb line of the street. Staff stated the lack of vehicle stacking on the site
would cause vehicles to stack into Baseline Road. Staff stated the private drive
within the Highway Department controlled signalized intersection would require
the signal timing to be split phased between the proposed northern drive and the
existing southern drive serving the Wal-mart shopping center.
Rock Region Metro comments were addressed. Staff stated this location was a
transfer hub for multiple routes serving Southwest Little Rock. Staff stated
sidewalk connectivity was important to pedestrians in the area accessing the
public transit routes. Staff requested the applicant provide the location of the
existing transit stop on the site plan.
Landscaping comments were addressed. Staff stated screening of the parking
lot was required. Staff stated the propane and ice units and vacuum units were
to be oriented away from the primary street side of the property and screened
from the public right of way. Staff stated an irrigation system was required for
developments over one (1) acre to water landscaped areas.
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
information concerning the proposed signage plan, the site plan has removed the
propane and ice units away from the front setback and has removed the
proposed vacuum station. The application is a two (2) part request. The
applicant is seeking a replat of an existing platted lot located within the CWC
Subdivision and to allow site plan review for construction of a future Murphy USA
convenience store with a detached canopy over the proposed gas pumps and to
allow the continued use of the restaurant on Lot 2AR.
The applicant has worked with Public Works staff concerning the driveway
location and the circulation on the site. With the redevelopment of Lot 2BR, the
driveway apron on Baseline Road will be constructed to align with a drive serving
Wal-mart on the south side of Baseline Road. Included in staffs
recommendation is the owner is responsible for the required traffic signal
modifications including intersection improvements for better pedestrian access.
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March 16, 2017
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A detailed Traffic Signal Plan must be provided to City Traffic Engineering staff
for review and approval prior to issuance of building permit.
Murphy USA proposes to lease the southern portion of the site on a newly
created lot (Lot 2BR) along Baseline Road for a convenience store with gas
pumps. Murphy USA will have a ground lease on proposed Lot 2BR.
The existing restaurant and associated parking will be located on proposed
Lot 2AR. The existing restaurant contains 8,217 gross square feet of floor area
and 77 parking spaces. Typically parking for a restaurant is based on
one (1) parking space per 100 gross square feet of floor area or 82 parking
spaces to serve the restaurant. The applicant is seeking a variance to allow the
parking as indicated on the site plan.
Along with the replat request the applicant is seeking approval of a subdivision
site plan review (Section 31-13) to allow the development of Lot 2BR with a
convenience store with a detached fuel canopy and to allow the continued use of
Lot 2AR with the restaurant. The building is proposed containing 1,200 gross
square feet of floor area. The fuel canopy is proposed 201-feet long covering
six (6) double sided fuel pumps. The frontage along Baseline Road is indicated
with a minimum setback of 45-feet (platted building line). The plan indicates a
50-foot side yard setback on the eastern and western perimeters and a 50-foot
rear yard setback. The convenience store is indicated with ten (10) parking
spaces along Baseline Road. The parking as indicated is adequate to meet the
typical minimum standards of the zoning ordinance.
Building signage is proposed over the front door of the restaurant building and
along the buildings northern and southern facades. The building signage located
over the front door, western fagade and the southern fagade are located without
public street frontage. The applicant has indicated the signage will be limited to a
maximum of ten (10) percent of the fagade area on each of the sides.
Canopy signage is proposed on the northern and southern elevations. The sign
location on the northern fagade is located without public street frontage. The
Murphy Express Canopy Logo sign is proposed 24 square feet in area. There is
a medium canopy price sign containing 29.05 square feet and a small canopy
price sign containing 17.54 square feet of sign area. The signs are proposed on
the north and south elevations.
The plan indicates two (2) pylon signs. The signs are indicated with a maximum
height of 36-feet and a maximum sign area of 160 square feet. The signs are
shared tenant signs with each of the businesses advertising on each of the signs.
The sign on Baseline Road will have Murphy USA as top billing with the
interstate sign having the future tenant as top billing.
�n•
March 16, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1056-B
Staff is supportive of the applicant's request. The applicant is seeking approval
of a replat and a subdivision site plan review for building placement on one of the
newly created lots and to allow the continued use of the second lot with the
restaurant. To staffs knowledge there are no remaining outstanding technical
issues associated with the request. Staff does not feel the replat of the lots as
indicated will adversely impact the site or the area. In addition staff does not feel
the placement of the convenience store with fuel pumps will significantly impact
the site.
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 parking as proposed on Lot 2BR of the
CWC Addition.
Staff recommends the owner be responsible for the required traffic signal
modifications including intersection improvements for better pedestrian access.
A detailed Traffic Signal Plan must be provided to City Traffic Engineering staff
for review and approval prior to issuance of building permit.
PLANNING COMMISSION ACTION: (MARCH 16, 2017)
The applicant was present. There were registered objectors present. Staff presented 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 parking as proposed on Lot 2BR of the
CWC Addition. Staff presented a recommendation stating the owner was responsible
for the required traffic signal modifications including intersection improvements for better
pedestrian access. Staff stated a detailed Traffic Signal Plan was to be provided to City
Traffic Engineering staff for review and approval prior to issuance of building permit.
Mr. Wayne Gibson was present representing the request. He stated in attendance with
him were Brian Dale of White Daters and Associations and Ernie Peters of Peters and
Associates. He stated his company located stores based on traffic and the relationship
to big box stores. He stated the drive on Baseline Road would be realigned to be
directly across from the driveway serving the Wal-Mart store. He stated he would
reserve his time to address concerns raised by the opposition.
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March 16, 2017
SUBDIVISION
ITEM NO_: 2 (Cont.
FILE NO.: S-1056-B
Mr. John Huggler addressed the Commission in opposition of the request. He stated
the area was very congested and he felt the addition of the fuel station would increase
congestion in the area. He stated the transport trucks accessing the site would create
conflicts on the site and the abutting streets. He stated traffic currently backed up past
this site for motorist trying to access the frontage roads. He stated the fuel station was
not needed in the area.
Mr. W. Masood addressed the Commission on behalf of Southwest Little Rock United
for Progress. He stated the Association met with the applicant and after a presentation
by the applicant a vote was taken on the item. He stated the vote was a split vote. He
stated the concerns of the neighborhood were traffic congestion in the area, traffic
cutting through the parking lot of the convenience store to access the restaurant and the
level of activity that would occur on the two (2) lots. He stated with the opening of the
new restaurant across Baseline Road traffic in the area was very congested. He stated
there were concerns for pedestrians in the area. He stated a person was killed a few
weeks prior to the hearing while walking along Baseline Road.
Mr. Gibson stated access and circulation was the first thing the company review before
committing to a site. He stated the transport truck could access the site and would not
create any conflicts on the site or the adjacent restaurant site. He stated the company
operated 1,402 stores in 26 states. He stated there was ample parking located on
the site.
Mr. Brian Date stated there were 88 total parking spaces located on the two (2) lots. He
stated the two (2) lots would share parking. He stated there were 77 spaces on the
restaurant site and 11 spaces on the Murphy site. He stated the parking combined
would allow the required number of parking spaces. He stated the restaurant was
vacant. He stated there was no way to know the future user of the restaurant building
but his company had provided parking based on the worst case scenario which was a
restaurant user.
Mr. Ernie Peters of Peters and Associates was present representing the request. He
stated the drive serving the site would be redesigned which would facilitate traffic
movements in the area. He stated the signal would be updated to allow for better
traffic circulation on Baseline Road and in the area. He stated the current signal was
10 to 12 years old. He stated the trip generation from this site would not impact the
abutting streets significantly. He stated with the cross traffic between the lots the
transport truck could easily move through the site.
Commissioner Hamilton questioned the distance between the proposed signal and the
signal at the frontage road intersection. Mr. Peters stated there was approximately
800 feet between the signals.
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March 16, 2017
SUBDIVISION
ITEM NO.. 2 (Cont.) FILE NO.: S-1056-8
Commissioner Laha questioned if the new signal would allow a continuous turn lane for
both east and west bound traffic turns. Mr. Peters stated the light would serve both
directions and allow turns into developments both north and south of Baseline Road.
Commissioner Bubbus stated the new driveway location was better than the current off
set driveways. He stated traffic and vehicles were already a concern in the area. He
stated traffic movement was the key issue for this area.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as recommended by staff by a vote of 10 ayes, 0 noes and
1 absent.
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