HomeMy WebLinkAboutS-1538-C Staff AnalysisITEM NO.: 5. S-1538-C
NAME: Otter Creek Travel Center Subdivision Site Plan Review
LOCATION: located on the Northeast corner of 1-30 and Otter Creek Road
Planning 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. The notice must be mailed no later than March 24, 2010. The Office of
Planning and Development must receive the proof of notice no later than April 2,
2010.
2. Provide a note on the site plan identifying landscaped areas.
3. Provide a note on the site plan indicating the maximum building height.
4. Will there be amenities such as air condition connections for the trucks?
5. Provide a note indicating the total height of the tire barn.
Variance/Waivers: A variance from Section 36-522 to eliminate the required land use
buffer along the northern, eastern and western perimeters and to allow the street buffer
to be reduced along the abutting roadways.
Public Works Conditions:
1. Otter Creek Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. With site development, provide the design of street conforming to the Master Street
Plan. Construct one-half street improvement to Otter Creek Road including 5-foot
sidewalks with the planned development.
3. With site development, provide the design of street conforming to the Master Street
Plan. Construct street improvements to the new proposed streets including 5-foot
sidewalk with the planned development.
4. Plans of all work in right-of-way shall be submitted for approval prior to start of work.
Obtain barricade permit prior to doing any work in the right-of-way from Traffic
Engineering at (501) 379-1805 (Travis Herbner).
5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior
to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved prior
to the start of construction. Is a variance for advanced grading being requested?
6. Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI.
7. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283
prior to construction. If the floodplain is on the property, show the floodplain line.
9. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of construction.
Item # 5.
10.Show the bridge on Otter Creek Road and, the driveways on the south side of Otter
Creek Road.
11. Provide a letter prepared by a registered engineer certifying the sight distance at the
proposed driveways comply with 2004 AASHTO Green Book standards.
12. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The width of driveways must not
exceed 36 feet. The exit only driveway cannot be installed as shown due to the
distance from the intersection and the north driveway. The required separation is a
minimum 250 feet. For additional assistance, please contact Traffic Engineering, Bill
Henry, at 379-1816.
13. Street improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
14. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve
Philpott) for more information.
15. Street names and street naming conventions must be approved by Public Works.
Contact David Hathcock at (501) 371-4808.
16. Per the traffic study prepared for this site, a traffic signal was shown to be required
and installed at the intersection of Otter Creek Road and the new proposed street.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension is required with easements for this project.
Contact Little Rock Wastewater Utility for additional information.
Enter : No comment received.
Center -Point Ener : No comment received_
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the time
of request for water service must be met. 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). 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 Little Rock Fire Department is required.
This development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire protection.
The facilities on -site will be private. When meters are planned off private lines, private
facilities shall be installed to Central Arkansas Water's material and instruction
specifications and installation will be inspected by an engineer, licensed to practice in
the State of Arkansas. Execution of Customer Owned Line Agreement is required.
Contact Central Arkansas Water regarding the size and location of the water meter. A
Capital Investment Charge based on the size of meter connection(s) will apply to this
Item # 5.
project in addition to normal charges. This fqe will apply to all connections including
metered connections off the private fire system. Due to the nature of this facility,
installation of an approved reduced pressure zone backflow preventer assembly (RPZ)
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 the Cross Connection Section at 377-1226 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 for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment.
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. The zoning street buffer ordinance requires an average street buffer of thirty-seven
foot (37') along the eastern perimeter of the site and in no case less than half.
Currently this site reflects areas as low as seven foot and three inches (7.41), which
is a highly deficient distance; revise.
3. The zoning street buffer ordinance requires an average street buffer of thirty-three
foot (33') along the southern perimeter of the site and in no case less than half.
Currently, this site reflects areas as low as two and one half foot (2.56), which is a
highly deficient distance; revise.
4. The landscape ordinance requires a nine -foot (9') wide landscape strip around the
sites entirety. Currently, this site is deficient along the eastern and southern
perimeters of the site. A variance from the City Beautiful Commission must be
obtained prior to the issuance of a building permit.
5. Curb and gutter or another approved border will be required to protect landscaped
areas from vehicular traffic.
6. Eight percent (8%) of the total paved parking surface areas must be allocated for
interior islands. Currently, this site isn't meeting this minimal ordinance requirement;
revise.
7. An automatic irrigation system to water landscaped areas will be required.
8. Prior to the issuance of a building permit, it will be necessary to provide an approved
landscape plan stamped with the seal of a Registered Landscape Architect.
9. 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.
Item # 5.
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 24, 2010,
Item # 5.
April 8, 2010
ITEM NO.: 5 FILE NO.: S-1538
NAME: Otter Creek Travel Center Subdivision Site Plan Review
LOCATION: Located on the Northeast corner of 1-30 and Otter Creek Road
DEVELOPER:
Towne Center LLC
Attn. Tommy Hodges
#10 Otter Creek Court, Suite B
Little Rock, AR 72210
ENGINEER:
McGetrick and McGetrick
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 9.08 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-4, Open Display District
PLANNING DISTRICT: 16 — Otter Creek
CENSUS TRACT: 41.03
VARIANCESIWAIVERS REQUESTED:
1. A variance from Section 36-522 to reduce the required land use buffer along the
western perimeter and not require the area to remain undisturbed and to allow the
street buffer to be reduced along the abutting roadways.
2. A variance from Sections 30-43 and 31-210 to allow the two drives along the new
proposed street to be located nearer the intersection and nearer the property line
than typically allowed per City ordinances and to allow the driveway width to exceed
the typical ordinance standard.
A_ PRO POSALIREQUESTIAPPLICANT'S STATEMENT:
The applicant is requesting a Subdivision Site Plan Review for the development
of a travel center at the intersection of Otter Creek Road and 1-30. The
development contains approximately nine (9) acres and is presently zoned C-4,
April 8, 2010
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1538-C
Open Display District. The travel center will serve large trucks as well as
automobiles. The hours of operation are 24-hours per day seven (7) days per
week.
The site plan includes the placement of the travel center/convenience store and a
separate canopy for the automobile fueling center. The canopy for the truck
fueling center will be attached to the convenience store building. The
convenience store building will contain 9,500 square feet. A restaurant with a
drive-thru window is proposed within the development.
Signage for the development is proposed consistent with signage allowed in
commercial zones or a maximum of thirty-six (36) feet in height and one hundred
sixty (160) square feet in area. Building signage will comply with building
signage allowed in commercial zones or a maximum of ten percent of the facade
area on facades abutting a public street.
There are two variances associated with the request. The first is a variance from
Section 36-522 to reduce the required land use buffer along the western
perimeter and not require the buffer area to remain undisturbed and to allow the
street buffer to be reduced along the abutting roadways. The second is a
variance from Sections 30-43 and 31-210 to allow the two drives along the new
proposed street to be located nearer the intersection and nearer the property line
than typically allowed per City ordinances and to allow the driveway widths to
exceed the typical ordinance standard.
B. EXISTING CONDITIONS:
The site appears relatively flat and has a new growth of forest. Otter Creek Road
is located along the southern boundary and the 1-30 Frontage Road is located
along the eastern boundary. There is a traffic signal located at the 1-30 Frontage
Road and Otter Creek Road.
There is a floodway located on the north and northwest boundary of the site
currently zoned OS. Other uses in the area include a large trucking firm,
CAL -ARK, located to the south of the site across Otter Creek Road. Across 1-30
there is a large regional hospital facility, a hotel, and a number of office uses;
accessed from Mabelvale West.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area residents. All property owners located within 200 feet of the site and
Southwest Little Rock United for Progress were notified of the public hearing.
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April 8, 2010
SUBDIVISION
ITEM NO.: 5 (Cont) FILE NO.- S-1538-
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Otter Creek Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required:
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Otter Creek
Road including 5-foot sidewalk with the planned development.
3. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvements to the new proposed
streets including 5-foot sidewalk with the planned development.
4. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
5. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
6. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
7. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
8. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction. If the floodplain is on the property,
show the floodplain line.
9. 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.
10. Show the bridge on Otter Creek Road and the driveways on the south side
of Otter Creek Road.
11. Provide a letter prepared by a registered engineer certifying the sight
distance at the proposed driveways comply with 2004 AASHTO Green Book
standards.
12. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The width of driveways must
not exceed 36 feet. The required separation is a minimum 250 feet. For
additional assistance, please contact Traffic Engineering, Bill Henry, at
379-1816.
3
April 8, 2010
SUBDIVISION
M NO.: 5 Cont.) FILE NO.: S-1538-C
13. Street improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
14. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
15. Street names and street naming conventions must be approved by Public
Works. Contact David Hathcock at (501) 371-4808.
16. Per the traffic study prepared for this site, a traffic signal was shown to be
required and installed at the intersection of Otter Creek Road and the new
proposed street.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension is required with easements for this project.
Contact Little Rock Wastewater Utility for additional information.
Enter : No comment received.
Center -Point Ever : No comment received
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. 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). 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 Little Rock Fire Department is required. This
development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire
protection. The facilities on -site will be private. When meters are planned off
private lines, private facilities shall be installed to Central Arkansas Water's
material and instruction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of Customer
Owned Line Agreement is required. Contact Central Arkansas Water regarding
the size and location of the water meter. 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
M
April 8, 2010
SUBDIVISION
ITEM NO.: 5 JCont. FILE NO.: S-1538-C
the private fire system. Due to the nature of this facility, installation of an
approved reduced pressure zone back€low preventer assembly (RPZ) 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 the Cross Connection Section at
377-1226 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 for additional information.
Countv Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment.
F. ISSUESFFECHNICAUDESIGN:
Pianning Division: No comment.
Landsca e:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. The zoning street buffer ordinance requires an average street buffer of
thirty-seven feet (37') along the eastern perimeter of the site and in no case
less than half.
3. The zoning street buffer ordinance requires an average street buffer of
thirty-three feet (33') along the southern perimeter of the site and in no case
less than half.
4. The landscape ordinance requires a nine -foot (9') wide landscape strip
around the sites entirety. A variance from the City Beautiful Commission
must be obtained prior to the issuance of a building permit.
5. Curb and gutter or another approved border will be required to protect
landscaped areas from vehicular traffic.
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April 8, 2010
SUBDIVISION
ITEM NO.: 5 (Cont } FILE NO.: S-15
6. Eight percent (8%) of the total paved parking surface areas must be allocated
for interior islands.
7. An automatic irrigation system to water landscaped areas will be required.
8. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
9. 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: (March 18, 2010)
Mr. Pat McGetrick of McGetrick Engineers was present representing the request.
Staff presented an overview of the development stating there were few
outstanding technical issues in need of addressing prior to the Commission
acting on the request. Staff requested a note be included on the site plan
identifying landscaped areas. Staff also questioned if the site would contain
amenities such as air conditioning tunnels or cable access.
Public Works comments were addressed. Staff stated Otter Creek Road was
classified on the Master Street Plan as a minor arterial. Staff stated dedication of
right of way 45 feet from centerline would be required. Staff stated street
construction to Otter Creek Road including a five (5) foot sidewalk would be
required at the time of development. Staff stated the Stormwater Detention
Ordinance would apply to development of the site. Staff noted a special grading
permit adjacent to a flood hazard area would be required prior to construction.
Landscaping comments were addressed. Staff stated the zoning street buffer
ordinance required an average street buffer of thirty-seven (37) feet and in no
case less than one-half. Staff stated any variation would require approval by the
Planning Commission. Staff stated the landscape ordinance required a minimum
landscape strip of nine (9) feet. Staff stated any variation would require approval
by the City Beautiful Commission. Staff stated a landscape plan stamped with
the seal of a registered landscape architect would be required at the time of
building permit. Staff stated irrigation to water landscaped areas would be
required with the development of the site.
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.
[e]
April 8, 2010
SUBDIVISION
ITEM NO.: 5 (Cont.1 FILE NO.: S-1538-C
K ANALYSIS:
Mr. McGetrick submitted a revised site plan to staff addressing the issues raised
at the March 18, 2010, Subdivision Committee meeting. Mr. McGetrick has
indicated there will not be any amenities on the site such as air conditioning
tunnels. The revised plan has identified areas to be landscaped both with interior
and perimeter landscape strips. The revised plan indicates a minimum street
buffer of 18.5 feet as required by the buffer ordinance.
The request is a multiple building subdivision site plan review for the
development of a travel center at the intersection of Otter Creek Road and 1-30.
The development contains approximately nine (9) acres and is presently zoned
C-4, Open Display District. The travel center will serve large trucks as well as
automobiles and operate 24-hours per day seven (7) days per week. The site
plan includes the placement of the convenience store with an attached fueling
canopy for semi trucks and a separate detached canopy for the automobile
fueling center. The convenience store building will contain 9,500 square feet.
The building will contain a restaurant with a drive-thru window.
Signage for the development is proposed consistent with signage allowed in
commercial zones or a maximum of thirty-six (36) feet in height and one hundred
sixty (160) square feet in area. Building signage will comply with building
signage allowed in commercial zones or a maximum of ten percent of the facade
area on facades abutting a public street.
The site plan indicates the placement of 62 automobile parking spaces, two
recreational vehicle parking spaces and 70 truck parking spaces. Within the
interior of the development there is 334,959 square feet of paved vehicular use
area. The site plan indicates a total of 29,108 square feet of interior landscaping
is provided. Based on the square footage a total of 26,796 square feet of interior
landscaping is required.
The applicant is requesting a variance from Section 36-522 to reduce the
required land use buffer along the western perimeter and not require the area to
remain undisturbed where abutting the OS zoned property. The owner of this
site previously deeded the area zoned OS to the Arkansas Game and Fish
Commission. The area is located within a floodway. According to the applicant
to buffer this area would not serve the intended purpose of the buffer ordinance.
The applicant has indicated a screening fence will be placed along the western
perimeter to trap any debris that may be generated from the site and assist in not
allowing debris to get into the floodway. The applicant has indicated the street
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April 8, 2010
SUBDIVISION
ITEM NO.: 5 Cont. FILE NO.: S-1538-C
buffer with the minimum buffer width but has indicated the buffer area falls short
of the total area required. Within the area there are large areas owned by the
Highway Department as right of way. The applicant has indicated these areas
will not be developed and will be grass areas but are not allowed in the
calculation of the required street buffer. Staff is supportive of the applicant's
request to allow the reduced land use buffer along the west and the reduced
street buffer along the abutting streets.
The request includes a variance from Sections 30-43 and 31-210 to allow the two
drives along the new proposed street to be located nearer the intersection and
near the property line than typically allowed per City ordinances and to allow the
driveway width to be increased. The southern most drive on the new street is
located approximately 180 feet from the intersection with Otter Creek Road. The
northern most drive, which will serve as truck and automobile entrance to the
travel center, is located 50 feet from the property line. The driveway width is 60
feet on the proposed new street. The driveway width on Otter Creek Parkway is
indicated at 56 feet. Per Section 31-210 driveway spacing shall be three
hundred (300) feet along arterial classification roadways. Driveway spacing shall
be centerline to centerline or centerline to right-of-way of an intersecting collector
street or street with a higher classification. Minimum spacing from the property
line shall be one hundred fifty (150) feet. Maximum width of driveway is thirty-six
(36) feet.
Staff is supportive of the request and the associated variances. To staff's
knowledge there are no outstanding technical issues in need of addressing
related to the item. Staff feels the development of this 9-acre tract as a
convenience store/travel center should have minimal impact on the area.
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 variance request from Section 31-210 to allow
the driveway locations and widths as proposed by the developer.
Staff recommends approval of the variance request from Section 36-522 to allow
the land use buffer along the western perimeter to be reduced and not be
maintained as undisturbed and to allow the street buffer with an overall area less
than the typical ordinance standard.
9
April 8, 2010
SUBDIVISION
ITEM NO.: 5 (Cont.
FILE NO.: S-1538-C
PLANNING COMMISSION ACTION: (APRIL 8, 2010)
Mr. Pat McGetrick of McGetrick Engineers was present representing the request. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request from Section 31-210 to allow the driveway locations and widths as proposed by
the developer. Staff presented a recommendation of approval of the variance request
from Section 36-522 to allow the land use buffer along the western perimeter to be
reduced and not be maintained as undisturbed and to allow the street buffer with an
overall area less than the typical ordinance standard.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
N