HomeMy WebLinkAboutS-1571-C Staff AnalysisS-1571-C
NAME: Lot 4R Vinson's Addition Subdivision Site Plan Review
LOCATION: located on the Northwest corner of Chicot and Baseline Roads
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 April 6, 2011. The Office of
Planning and Development must receive the proof of notice no later than April 15,
2011.
2. Will the existing strip center and the auto repair be removed with the development of
the convenience store?
3. Provide details of the proposed signage including ground signage, building signage
and canopy signage.
4. Provide details of any proposed fencing.
5. Provide a note on the site plan concerning the screening requirement of the
dumpster.
6. Provide a note on the site plan indicating the maximum building height proposed.
7. All site lighting must be low level and directional, directed downward and into the
site.
8. 1 did not see the sign posted on the site visit made on March 30, 2011.
Variance/Waivers: None requested.
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. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
3. Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI.
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. Driveway widths do not meet traffic access and circulation requirements of Sections
30-43 and 31-210. The width of a driveway must not exceed 36-feet.
6. 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. An additional 10-feet or
more should be dedicated for the installation of a right turn lane.
7. With site development, provide the design of the street conforming to the Master
Street Plan. Construct one-half street improvement to Chicot Road and Baseline
Road including 5-foot sidewalk with the planned development. A right turn lane
Item # X.6
should be installed on Chicot Road 'and tied into the curb on Baseline Road.
Contact Bill Henry at (501) 379-1816 for a more defined right turn lane design.
8. Street Improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
9. Coordinate design of traffic signal upgrade with proposed street improvements.
Plans to be forwarded to Traffic Engineering for approval.
10.The driveway turnout on the north driveway on Chicot Road should not project
beyond the extension of the property line to the curb line.
11. Driveway locations do not meet the traffic access and circulation requirements of
Sections 30-43 and 31-210. Only one (1) driveway is allowed on Chicot Road and
must be placed at least 200 feet from the intersecting right-of-way line of Baseline
Road.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project.
Entergy: Approved as submitted.
Center -Point Enemy: No comment received_
AT & T: No comment received.
Central Arkansas Water: No objection. Contact Central Arkansas Water if larger and/or
additional water meter(s) are required. Due to the nature of the 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 (10) days of installation and annually thereafter.
Contact the Cross Connection Section at 371-1226 if you would like to discuss backflow
prevention requirements for this project. All Central Arkansas Water requirements in
effect at the time of request for water service must be met. Submit plans for water
facilities to Central Arkansas Water for review. Plan revision may be required after
additional review. Contact Central Arkansas Water regarding installation procedures of
water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department
of Health Engineering Division and the Little Rock Fire Department is required. The
Little Rock Fire Department needs to evaluate this site to determine whether additional
fire hydrant(s) are required; they will be installed at the Developer's expense. Contact
Central Arkansas Water regarding the size and location of water meter.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: Approved as submitted. The site is located on CATA Bus Routes #17, the
Mabelvale-Downtown Route and #17A, the Mabelvale-UALR Route.
Item # eV5
Parks and Recreation: No comment.
Plannina 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 fifteen (15') foot street buffer
along Baseline Road and in no case to be less than nine (9') foot in width.
3. The zoning street buffer ordinance requires an average twelve (12') foot street buffer
along Chicot Road and in no case to be less than nine (9') feet in width.
4. The landscape ordinance requires a nine (9') foot perimeter landscape strip around
the sites entirety, with the exception of the access easement along the western
perimeter of the site. Currently, this site is deficient along both the northern
perimeter of the site and a portion of the southern perimeter. A variance from the
City Beautiful Commission must be obtained prior to the issuance of a building
permit.
5. The dumpster is currently being proposed within the nine (9') foot wide perimeter
landscape strip. The dumpster should be located within the property allowing for a
minimum of nine foot (9') of clearance for the perimeter landscaping strip.
6. The landscape ordinance requires a minimum of eight percent (8%) of the paved
areas be landscaped with interior islands of at least 7'/2 feet in width and 150 square
feet in area. Proposed plan does not currently reflect this minimum.
7. The landscape ordinance requires building landscaping to be located between the
parking lot and the building; currently, the site reflects zero building landscaping. A
variance from the City Beautiful Commission will be required prior to the issuance of
a building permit.
8. An automatic irrigation system to water landscaped areas will be required.
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, April 6, 2011.
Item #X�p
April 21, 2011
�►AU'refflm
NAME: Lot 4R Vinson's Addition Subdivision Site Plan Review
FILE NO.: S-1571-C
LOCATION: Located on the Northwest corner of Chicot and Baseline Roads
DEVELOPER:
Kum and Go
Attn: Abbey Gilroy
6400 Westown Parkway
West Des Moines, IA 50266
ENGINEER-
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.2 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 15 — Geyer Springs West
CENSUS TRACT: 41.03
VARIANCESIWAIVERS REQUESTED:
1. A variance from the Subdivision Ordinance related to the minimum driveway spacing
requirement.
2. A waiver of the right of way dedication and boundary street ordinance requirements
for Chicot Road.
A. PROPOSAUREQUESUAPPLICANT'S STATEMENT:
The applicant is proposing the redevelopment of this site with a convenience
store with a separate fuel canopy through a Subdivision Site Plan Review
application request. The building is proposed containing 4,958 square feet.
There are thirty (30) parking spaces proposed. The fuel canopy is proposed
49-feet by 144-feet. The site plan indicates ten (10) fueling stations.
April 21, 2011
SUBDIVISION
ITEM NO.: 5 Cont. FILE NO.: S-1571-C
Access to the site will be via two existing drives located on Chicot Road. The
applicant is requesting a variance from the Subdivision Ordinance to allow the
drives to remain. The drives do not meet the current driveway spacing
requirement of City Ordinance.
The site plan indicates the placement of a pole sign at the intersection of
Baseline and Chicot Roads. The sign is proposed with a maximum sign height of
thirty-six (36) feet and a maximum sign area of one hundred sixty (160) square
feet. Building signage will comply with signage allowed in commercial zones.
EXISTING CONDITIONS:
The site is developed with a strip retail center containing a number of office and
commercial uses including a restaurant, a real estate office, a beauty salon and a
certified public accountant. There is a single-family house located north of the
strip center within the proposed redevelopment area. Other uses in the area
include single-family residential, churches, convenience stores, daycare center,
restaurants and general retail and office uses. Baseline Road was recently
reconstructed and an overpass installed over the railroad main line to the west.
Chicot Road was also recently reconstructed in this area.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area property owners. All property owners located within 200-feet of the site, the
Chicot Neighborhood Association, the Cloverdale Neighborhood Association, 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. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Obtain permits for improvements within State Highway right-of•way from
AHTD, District VI.
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
2
April 21, 2011
SUBDIVISION
ITEM NO.: 5 (Cont.
start of construction.
FILE NO.; S-157
5. Driveway widths do not meet traffic access and circulation requirements of
Sections 30-43 and 31-210. The width of a driveway must not exceed
36-feet.
6. 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. An
additional 10-feet or more should be dedicated for the installation of a right
turn lane.
7. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Chicot Road
and Baseline Road including 5-foot sidewalk with the planned development.
A right turn lane should be installed on Chicot Road and tied into the curb
on Baseline Road. Contact Bill Henry at (501) 379-1816 for a more defined
right turn lane design.
8. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
9. Coordinate design of traffic signal upgrade with proposed street
improvements. Plans to be forwarded to Traffic Engineering for approval.
10. The driveway turnout on the north driveway on Chicot Road should not
project beyond the extension of the property line to the curb line.
11. Driveway locations do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Only one (1) driveway is
allowed on Chicot Road and must be placed at least 200 feet from the
intersecting right-of-way line of Baseline Road.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: Approved as submitted.
Center -Point Energy: Center Point Energy has a gas main and services located
behind the old strip mall. Developer needs to contact Lonnie Lakey at 377-4856
to have the lines retired.
AT & T: No comment received.
Central Arkansas Water: No objection. Contact Central Arkansas Water if larger
and/or additional water meter(s) are required. Due to the nature of the facility,
installation of an approved reduced pressure zone backflow preventer assembly
(RPZ) is required on the domestic water service. This assembly must be
3
April 21, 2011
SUBDIVISION
ITEM NO.: 5 Cont. FILE NO.: S-1571-C
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 (10) days of installation and annually thereafter. Contact the
Cross Connection Section at 371-1226 if you would like to discuss backflow
prevention requirements for this project. All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
Submit plans for water facilities to Central Arkansas Water for review. Plan
revision may be required after additional review. Contact Central Arkansas
Water regarding installation procedures of water facilities. Approval of plans by
Central Arkansas Water, the Arkansas Department of Health Engineering
Division and the Little Rock Fire Department is required. The Little Rock Fire
Department needs to evaluate this site to determine whether additional fire
hydrant(s) are required; they will be installed at the Developer's expense.
Contact Central Arkansas Water regarding the size and location of water meter.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: Approved as submitted. The site is located on CATA Bus Routes #17,
the Mabelvale-Downtown Route and #17A, the Mabelvale-UALR Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning_ Division: No comment.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. The zoning street buffer ordinance requires an average fifteen (15') foot street
buffer along Baseline Road and in no case to be less than nine (9') feet in
width.
3. The zoning street buffer ordinance requires an average twelve (12') foot
street buffer along Chicot Road and in no case to be less than nine (9') feet in
width.
CI
April 21, 2011
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1571-C
4. The landscape ordinance requires a nine (9') foot perimeter landscape strip
around the sites entirety, with the exception of the access easement along the
western perimeter of the site. A variance from the City Beautiful Commission
must be obtained prior to the issuance of a building permit.
5. The dumpster is currently being proposed within the nine (9') foot wide
perimeter landscape strip. The dumpster should be located within the
property allowing for a minimum of nine foot (9') of clearance for the perimeter
landscaping strip.
6. The landscape ordinance requires a minimum of eight percent (8%) of the
paved areas be landscaped with interior islands of at least 7 Y2 feet in width
and 150 square feet in area.
7. The landscape ordinance requires building landscaping to be located
between the parking lot and the building. A variance from the City Beautiful
Commission will be required prior to the issuance of a building permit.
8. An automatic irrigation system to water landscaped areas will be required.
G. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
Mr. Tim Daters of White-Daters and Associates was present representing the
request. Staff presented an overview of the proposed development stating the
request was a Subdivision Site Plan Review to allow the convenience store with
a separate fuel canopy on the site. Staff stated there were few outstanding
technical issues associated with the site plan. Staff questioned if the existing
strip center and the single-family home would be removed with the
redevelopment. Mr. Daters stated the strip center and home would be removed
with the redevelopment of the site. Staff requested details of any proposed
fencing to be located on the site.
Public Works comments were addressed. Staff stated dedication and a right turn
lane was required on Chicot Road. Mr. Daters stated both Chicot and Baseline
Roads were recently reconstructed. He questioned the need for a right turn lane.
He stated he would work with staff on this issue. Staff stated the driveway
location did not comply with the minimum spacing requirements of the ordinance.
Staff questioned if both drives were required. Mr. Daters stated the store had
two entrances and both drives were needed to make the site function.
Landscaping comments were addressed. Staff stated the site plan did not
include the required building landscaping. Mr. Daters stated the final plan would
include the required building landscaping. Staff also stated the dumpster as
currently located was within the nine foot landscape strip along the northern
perimeter.
5
April 21, 2011
SUBDIVISION
ITEM NO.- 5 (Cont.
FILE NO.: S-1571-C
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.
H. ANALYSIS:
The applicant submitted a revised site plan addressing few of the items raised at
the March 31, 2011, Subdivision Committee meeting. The revised plan has not
addressed staff's concerns related to the landscape strip along the northern
perimeter, the location of the dumpster and the right of way dedication and right
turn lane construction of Chicot Road.
The request is to allow the redevelopment of the site with a convenience store
and a separate fuel canopy through a Subdivision Site Plan Review application
request. The site development is proposed with a building containing
4,958 square feet and thirty (30) parking spaces. The fuel canopy is proposed
49-feet by 144-feet with ten (10) fueling stations. The maximum building height
proposed is thirty-five (35) feet which is consistent with the allowed height per the
zoning district.
The site plan indicates the placement of a pole sign at the intersection of
Baseline and Chicot Roads. The sign is proposed with a maximum height of
thirty-six (36) feet and a maximum area of one hundred sixty (160) square feet.
Building signage is proposed consistent with signage allowed in commercial
zones or a maximum of ten (10) percent of the facade area abutting the public
streets.
The revised plan has not addressed staff's comments concerning the right of way
dedication and street construction on Chicot Road. Staff recommends right of
way dedication to 55-feet from centerline and the construction of an additional
ten (10) foot of pavement for a right turn lane. In addition the revised plan has
not addressed staff's concerns related to the driveway placement on Chicot
Road. The northern drive should be removed and the southern drive should be
moved to the north approximately twenty-five to thirty feet to allow the drive to be
located approximately 200-feet from the intersection (center line of the street to
center of the driveway).
The revised plan indicates the placement of a five (5) foot landscape strip along
the northern perimeter. The revised plan has not relocated the dumpster outside
the northern landscape strip. The landscape ordinance would typically require
the placement of a nine (9) foot minimum landscape strip. It appears the parking
area can be redesigned to allow for sufficient landscaping along the northern
perimeter.
n
April 21, 2011
SUBDIVISION
ITEM NO.: 5 Cont. FILE NO.: S-1571-C
Staff is not supportive of the request. The site is located at the intersection of
two (2) principal arterials. Per the Master Street Plan the street design is to be
six (6) through lanes plus left and right turn lanes. Although this intersection was
recently reconstructed the existing commercial developments located at this
intersection made the Master Street Plan desired street construction plan (6.
through lanes, left and right turn lanes) cost prohibitive. The developers are
proposing removal of an existing commercial building which allows for the site to
provide the additional right of way and the construction of the right turn lane to
meet the Master Street Plan requirement. Based on the current traffic counts at
this intersection staff feels the construction of the right turn lane is necessary to
facilitate traffic through this intersection
STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION:
(APRIL 21, 2011)
Mr. Tim Daters of White-Daters and Associates was present representing the request.
There were no registered objectors present. Staff presented the item stating the
applicant had submitted a revised site plan to include the right of way dedication and
boundary street improvements to Chicot Road as requested by Public Works staff. Staff
stated the revised plan also indicated landscaping to be installed per the landscape
ordinance. Staff stated based on the revised site plan they were now supportive of the
request. Staff stated the request included a variance from the Subdivision Ordinance
with regard to the driveway spacing for the two (2) drives located on Chicot Road. Staff
stated they were supportive of the requested variance.
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 variance request from the
Subdivision Ordinance related to the driveway spacing on Chicot Road.
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.
7
Page 1 of 1
James, Donna
From:
Floriani, Vince
Sent:
Monday, April 11, 2011 2:09 PM
To:
'Tim Daters'
Cc:
James, Donna
Subject: Chicot Rd and Baseline Rd Right Turn Lane
Tim,
have spoken with other Public Works staff and it is agreed that the right turn lane should be installed by the
developer and not just the right-of-way dedicated for the right turn lane to be built by the City at a later time. I am
being told turn movement counts for this intersection show there is an existing need for the right turn lane.
Vince Floriani, P.E.
Design Review Engineer
Little Rock Public Works
501-371-4817
4/12/2011