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HomeMy WebLinkAboutS-1540 Staff AnalysisITEM NO.: 10. NAME: 8622 Chicot Road Subdivision Site Plan Review LOCATION: located at 8622 Chicot Road -i son 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 August 30, 2006. The Office of Planning and Development must receive the proof of notice no later than September 6, 2006. 2. Provide details including height and area of the existing and any proposed signage on the site plan. 3. Provide the location of the dumpster along with a note concerning the required screening. 4. Staff is not supportive of the five year deferral request of the hard surface parking area. Staff would support a 12 to 18 month deferral request. Variance/Waivers: 1. A five (5) year deferral of the required hard surface parking area located to the south of the restaurant building. 2. A variance to allow a reduced number of required parking spaces for the existing detail shop. Public Works Conditions: 1. Chicot Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The north and south driveways should be closed and access taken from the center driveway. The width of driveway must not exceed 36 feet. 3. Obtain a franchise agreement from Public Works (John Barr, 371-4646) for the improvements located in the right-of-way. 4. Existing parking should be modified to remove parking spaces from driveway entrance and modify parking space orientation to take access from center driveway. 5. The existing structure lies within the 100 year floodplain. Improvements or additions to this structure if over 50% of the value of the existing structure will require the entire structure to be modified to meet Chapter 13 of the City of Little Rock code. 6. 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 Item # 10 drainage plans will need to be submitted and approved prior to the start of construction. 7. A special Grading Permit for Flood Hazard Areas will be required per Section 8- 283 prior to construction. 8. The minimum finished floor elevation of the value of the existing structure) the base flood elevation. of the proposed addition (if less than 50% is required to be elevated to 1 foot above Utilities and Fire Department/County Planning: Wastewater: Sewer available to the site. Entergy: No comment received. Center -Point Enerav: No comment received. AT & T: Approved as submitted. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: No comment. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. In conjunction with this project, the request for additional parking, and the elimination of some of the curb cuts, it is recommended the design of this area encompass the City's minimum landscape and buffer ordinance requirements. The requirement is to average thirteen foot (13) of landscape area and in no case be less than half. In doing so, it would tremendously improve the aesthetics of an area that is one of the busiest intersections in Southwest Little Rock. 3. An automatic irrigation system will be required for any new landscaped areas. 4. The landscape ordinance requires a minimum of three (3) feet of building landscaping between the parking areas and the building. 5. Some of the proposed paved surfaces appear to extend to the property line. The site should have a minimum of six foot nine inches (6-9") of green space around its perimeter. A variance from this minimum requirement will require approval from the City Beautiful Commission. 6. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7 1/2 feet in width and 150 square feet in area. Item # 10 Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, August 30, 2006, Item # 10 December 7, 2006 ITEM NO.; M NAME: 8622 Chicot Road Subdivision Site Plan Review LOCATION: Located at 8622 Chicot Road DEVELOPER: Manuel Beza Beltran 8622 Chicot Road Little Rock, AR 72209 ENGINEER: Troy D. Laha 6602 Baseline Road; Suite E Little Rock, AR 72209 AREA: 1.01 NUMBER OF LOTS: 1 CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 15 — Geyer Springs West CENSUS TRACT: 41.03 FILE NO.: 5-1540 FT. NEW STREET: 0 LF VARIANCESMIAIVERS REQUESTED: 1. An 18-month deferral of the required hard surface parking area located to the south of the restaurant building. 2. A variance to allow a reduced number of required parking spaces for the existing detail shop. 3. A waiver of the requirement from Chapter 13 of the City of Little Rock code of ordinances for waterproofing a building located within the floodplain. A. PROPOSAL: The site contains an existing 1,200 square foot restaurant and a 2,622 square foot automobile detail shop along with 15 parking spaces. The applicant is proposing an expansion of the restaurant by adding a 26-foot by 46-foot enclosed dining area and a 12-foot by 46-foot patio area. The request includes, additional parking for a total of 24 parking spaces located on the site to serve the two businesses_ The applicant is requesting a deferral of the required paving for December 7, 2006 SUBDIVISIO ITEM NO.: M (Cont. LE NO.: S-1540 18-months. The request includes a variance to allow a reduced number of parking spaces required for the site. B. EXISTING CONDITIONS: The site is located near the intersection of Baseline and Chicot Roads; a commercial node. At this intersection there are a number of activities including office and retail activities. The site being considered for Subdivision Site Plan Review is located just north of the Baseline/Chicot Roads intersection and contains two buildings; one a restaurant, the second a detail shop. There is a railroad main line located to the west of the site. The Cloverdale Subdivision, a single-family subdivision, is located across Chicot Road to the east. Chicot Road has been constructed to Master Street Plan standard abutting the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. The Chicot Neighborhood Association, the West Baseline Neighborhood Association, Southwest . Little Rock United for Progress, all residents who could be identified located within 300 feet of the site and all property owners located within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Chicot Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. :Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The north and south driveways should be closed and access taken from the center driveway. The width of driveway must not exceed 36 feet. 3. Obtain a franchise agreement from Public Works (John Barr, 371-4646) for the improvements located in the right-of-way. 4. Existing parking should be modified to remove parking spaces from driveway entrance and modify parking space orientation to take access from center driveway. 5. The existing structure lies within the 100 year floodplain. Improvements or additions to this structure if over 50% of the value of the existing structure will require the entire structure to be modified to meet Chapter 13 of the City of Little Rock code. 6. 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. 2 December 7, 2006 SUBDIVISION ITEM NO.: M (Co E F FILE NO.: S-1540 7. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 8. The minimum finished floor elevation of the proposed addition (if less than 50 percent of the value of the existing structure) is required to be elevated to 1 foot above the base flood elevation. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the site. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: Approved as submitted_:_ Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire, Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. ISSUES/TECHN ICAL/DESIGN: Planning Division: No comment. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. In conjunction with this project, the request for additional parking, and the elimination of some of the curb cuts, it is recommended the design of this area encompass the City's minimum landscape and buffer ordinance requirements. The requirement is to average thirteen foot (13) of landscape area and in no case be less than half. In doing so, it would tremendously improve the aesthetics of an area that is one of the busiest intersections in Southwest Little Rock. 3. An automatic irrigation system will be required for any new landscaped areas. 4. The landscape ordinance requires a minimum of three (3) feet of building landscaping between the parking areas and the building. 3 December 7, 2006 SUBDIVISION ITEM NO.: M (Cont.) FILE NO.: S-1540 5. Some of the proposed paved surfaces appear to extend to the property line. The site should have a minimum of six foot nine inches (6'-9") of green space around its perimeter. A variance from this minimum requirement will require approval from the City Beautiful Commission. 6. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7 % feet in width and 150 square feet in area. G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) Mr. Troy Laha was present representing the request. Staff presented an overview of the proposed development indicating there were few outstanding issues associated with the request. Staff requested the applicant provide details of any existing or proposed signage and the location of the dumpster along with a note concerning the required screening. Staff also stated they were not supportive of a five year deferral of the hard surface parking request but would support a 12 to 18 month deferral. Mr. Lahti stated he would talk with the owner but felt the owner would revise his request as suggested by staff. Mr. Laha stated the owner was also requesting a reduced number of required parking for the detail shop. Staff questioned the number being offered. Mr. Laha stated he felt five spaces were sufficient to serve the detail shop. Staff stated they would review this request.: Public:Works comments were addressed. Staff requested the applicant reduced the number of driveways existing on the site. Staff requested the drives be reduced to one driveway. Staff also stated a few of the indicated parking spaces were located within the public right-of-way which would require a franchise agreement. Mr. Laha stated the parking in the right-of-way could be eliminated if the reduced parking was supported. Staff stated a dedication of right-of-way would be required along Chicot Road. Mr. Laha stated with the dedication as required the front of the detail building would be the new property line. Staff stated they could support a reduced right-of-way dedication in this area. Landscaping comments were addressed. Staff stated the site would require additional landscaping with the redevelopment of the site. Staff stated they would recommend the landscaping be transferred from other portions of the site to the street side. Staff also stated a portion of the indicated new parking was located within the required land use buffer area. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. December 7, 2006 SUBDIVISION ITEM NO.: M(Cont.)FILE NO.: S-1540 H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the August 24, 2006, Subdivision Committee meeting. The applicant has indicated the location of the existing signage, the location of the dumpster and eliminated two of the existing drives. The revised site plan indicates a dedication of right-of-way 55-feet from the centerline of Chicot Road as required per the Master Street Plan. The applicant has also indicated landscaping within the front yard area. The site plan indicates the placement of 24 parking spaces to serve the two (2) businesses. Based on the ordinance, the typical minimum parking required for a restaurant and detail shop would be 16 parking spaces for the restaurant and 15 parking spaces for the detail shop. The applicant is requesting approval of a variance to allow a reduced number of parking spaces for the site. According to the applicant, the detail shop does not generate a parking demand near the typical number required and the 24 parking spaces as indicated is sufficient to meet the needs of the business. Staff is supportive of this request. The revised site plan indicates a single drive from Chicot Road near the center of the site. Landscaping has been indicated along the northern portion of the drive. There are two signs located within the new right-of-way. The two sign locations will need a franchise from the City to remain in their current location. The dedication of right-of-way will be within five (5) feet of the front of the detail shop. There is paving is this area where the owner cleans and parks cars waiting to be serviced. The applicant is requesting a franchise of the signage and parking located within the right-of-way. Staff is supportive of this request. The request includes a waiver of Chapter 13 of the Little Rock Code of Ordinances related to the waterproofing of the building. The existing structure lies within the 100 year floodplain_ Per the typical ordinance requirement any improvements or additions to structures, if over 50% of the value of the existing structure, requires the entire structure be modified to meet Chapter 13 of the Little Rock code. The applicant has indicated the cost of the addition will exceed the fifty percent requirement but has indicated the expense of waterproofing is beyond the owner's ability to pay and the owner will be unable to expand his current business. The Planning Commission does not have the ability to hear or approve this request. The ordinance grants the ability to hear appeals of this request to the Board of Adjustment. Since the Planning Commission does not have the authority to grant the waiver request, staff recommends the item be deferred to allow the applicant to seek approval from the Board of Adjustment concerning the requested waiver of the requirements of Chapter 13. 1. STAFF RECOMMENDATIONS: Staff recommends the item be deferred to allow the applicant to seek approval from the Board of Adjustment concerning the requested waiver of the requirements of Chapter 13. 5 December 7, 2006 SUBDIVISION ITEM NO._M(Cont.) FILE NO.: S-1540 PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present representing the request. There were no registered objectors present. Staff stated the applicant was requesting a waiver of the requirements of Chapter 13 of the Little Rock Code of Ordinances. Staff stated according to the ordinance the Body appointed to hear appeal requests should review the request and not the Planning Commission. Staff presented a recommendation the item be deferred to allow the applicant time to seek approval from the appropriate appeals board which was the Board of Adjustment concerning the requested waiver of the requirements of Chapter 13. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 recusal (Troy Laha). STAFF UPDATE: Since the 2004 revised flood study stops downstream of this property and was not conducted on this property, the City cannot place any floodplain conditions on the existing and proposed structures and therefore no variance is required since the location of the existing building and the proposed addition are not in the 100 year floodplain. It is recommended to construct the new addition to the base flood elevation or to floodproof the new addition to the base flood elevation. The base flood elevation should be taken from the end of the flood study. To staff's knowledge there are no outstanding issues associated with the request. Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report excluding comments referencing the flood plain conditions. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was present. There were no registered objectors present. 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 above agenda staff report excluding comments referencing the flood plain conditions. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. XN