HomeMy WebLinkAboutS-1589-A Staff AnalysisITEM NO.: 7. S-1589-A
NAME: Big Red Convenience Store Summerwood Addition
LOCATION: located on the Southeast corner of Otter Creek Road and Stagecoach
Road
Planning Staff Comments:
1. Provide notification of all 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 October 24, 2007. The Office of
Planning and Development must receive the proof of notice no later than November
2, 2007.
2. Label the abutting streets on the proposed site plan.
3. Highlight the property boundary of the lot proposed for development.
4. Provide details of the proposed signage including the location of the proposed
signage, the total height and the total area. Will canopy signage be utilized?
Indicate the location of the proposed canopy signage.
5. Provide the location, if applicable, for the location of water, air and phone.
6. Provide the required screening for the order board.
7. Provide the total height of the proposed building.
8. Will the hours of dumpster service be limited? If so provide a note on the site plan of
the proposed hours of dumpster service.
Variance/Waivers:
Public Works Conditions:
1. At time of preliminary plat which was recently approved by the Planning
Commission, Lot 2 was required to take access on Stagecoach Road from Lot 1 or
provide a shared access easement on the property line between Lots 1 and 2.
2. Stagecoach 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.
3. 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.
4. With site development, provide the design of the street conforming to the Master
Street Plan. Construct one-half street improvement to Otter Creek Road and
Stagecoach Road including 5-foot sidewalks with the planned development. The
applicant is currently seeking a 5 year deferral of the boundary street improvements
on Stagecoach Road.
5. 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).
6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior
Item # 7
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.
7. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
8. 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.
9. Street Improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
10. 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 or
certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for
more information.
11.The City FIRM shows Lot 2 to be in the floodplain. A special Grading Permit for
Flood Hazard Areas will be required per Section 8-283 prior to construction. A
minimum Finish Floor elevation of at least 1 foot above the base flood elevation is
required to be shown on plat and grading plans.
Utilities and Fire Department/County Planning:
Wastewater: Existing sewer main on site. Easements must be provided prior to
construction.
Entergy: No comment received.
Center -Point Energy: 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). Contact Central Arkansas Water regarding the size and
location of the water meters. A Capital Investment Charge based on the size of the
meter connection(s) will apply to this project in addition to normal charges.
Fire Department: Install and 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.
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
Item # 7
2. This submittal is being reviewed as one large development; therefore, all lots must
have both an automatic irrigation system and 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.
3. Plan is unclear; therefore, a thorough complete review is not possible.
4. The street buffer appears to be deficient along Stagecoach Road. The requirement
is an average of thirty-four (34') foot and in no case less than half.
5. The street buffer appears to be deficient along Otter Creek Road. The requirement is
an average of seventeen (17') foot and in no case less than half.
6. The zoning buffer ordinance requires a land use buffer along the eastern property
line in the amount of thirty-four (34') foot. Seventy percent of this area is to remain
undisturbed.
7. The zoning buffer ordinance requires a land use buffer along the southern property
line in the amount of seventeen (17') foot. Seventy percent of this area is to remain
undisturbed.
8. The property to both the south and the east is zoned residential, therefore, a six (6)
foot high opaque screen, either a wooden fence with its face side directed outward,
a wall, or dense evergreen plantings, is required along both the southern and the
eastern perimeters of the site.
9. Environmental attention should be given to the onsite drainage basin.
10.An automatic irrigation system to water landscaped areas will be required.
11. 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.
12. 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, October 24, 2007.
Item # 7
November 8, 2007
ITEM NO.: 7 FILE NO.: S-1589-A
NAME: Big Red Convenience Store Summerwood Addition
LOCATION: Located on the Southeast corner of Otter Creek Road and
Stagecoach Road
DEVELOPER:
R.J. Properties, LLC
22461 1-30, Suite 1000
Bryant, AR 72022
ENGINEER:
Central Arkansas Engineering Company
1012 Autumn Road, Suite 2
Little Rock, AR 72211
ARCHITECT:
Andrew Hicks, Architects
3200 South Shackleford Road
Little Rock, AR 72205
AREA: 1.31 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 16 — Otter Creek
CENSUS TRACT: 42.08
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
A preliminary plat to create three lots was approved for an area including this site by the
Little Rock Planning Commission at their September 27, 2007, public hearing.
November 8, 2007
SUBDIVISION
ITEM NO.: 7 Cont.
A. PROPOSAL/REQUEST:
FILE NO.: S-1589-A
The applicant is proposing the construction of a convenience store on the site.
The convenience store will be constructed with a detached fuel canopy within the
front yard area with six fueling stations. The building will also contain a
restaurant with a drive -through facility.
B. EXISTING CONDITIONS:
The site contains a number of buildings currently being used as office uses.
Grading of the site has begun. To the north of the site is a branch bank, a
carwash and undeveloped C-3, General Commercial District zoned property and
to the south of the site are single-family homes. West of the site are commercial
uses including a grocery store, a drive-in restaurant and mini -warehouse
development. Directly west of this site is a vacant C-2, Shopping Center District
zoned tract and to the southwest is a salvage yard. East of the site is Otter
Creek.
C. NEIGHBORHOOD COMMENTS.
As of this writing, staff has received several informational phone calls from area
residents. All owners of property located within 200-feet of the proposed site
along with the Otter Creek Homeowners Association and Southwest Little Rock
United for Progress were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. At time of preliminary plat which was recently approved by the Planning
Commission, Lot 2 was required to take access on Stagecoach Road from
Lot 1 or provide a shared access easement on the property line between
Lots 1 and 2.
2. Stagecoach 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.
3. 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.
4. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Otter Creek
Road and Stagecoach Road including 5-foot sidewalks with the planned
development. The applicant is currently seeking a 5 year deferral of the
boundary street improvements on Stagecoach Road.
2
November 8, 2007
SUBDIVISION
ITEM NO.: 7 (Cont.
E
FILE NO.: S-1589-A
5. 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).
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.
7. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
8. 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.
9. Street improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
10. 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 or certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
11. The City FIRM shows Lot 2 to be in the floodplain. A special Grading Permit
for Flood Hazard Areas will be required per Section 8-283 prior to
construction. A minimum Finish Floor elevation of at least 1 foot above the
base flood elevation is required to be shown on plat and grading plans.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Existing sewer main on site. Easements must be provided prior to
construction.
Entergy: Maintain current 30-foot easement.
Center -Point Energy: 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). Contact Central
Arkansas Water regarding the size and location of the water meters. A Capital
Investment Charge based on the size of the meter connection(s) will apply to this
project in addition to normal charges.
Q
November 8, 2007
SUBDIVISION
ITEM NO.: 7 (Cont.
FILE NO.: S-1589-A
Fire Department: Install and 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.
F. ISSUES/TECHNICAL/DESIGN:
Plannina Division: No comment.
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. The street buffer appears to be deficient along Stagecoach Road. The
requirement is an average of 16.2 feet and in no case less than nine feet.
3. The street buffer appears to be deficient along Otter Creek Road. The
requirement is an average of 12.6 feet and in no case less than nine feet.
4. An automatic irrigation system to water landscaped areas will be required.
5. 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.
6. 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: (October 18, 2007)
The applicant was present. Staff presented an overview of the proposed
development stating there were additional items necessary to complete the
review process. Staff requested the applicant label the abutting streets, highlight
the property boundary and provide the required screening for the order board for
the drive -through restaurant. Staff also requested the applicant provide the
location for the air, water and phone if the site would provide these services.
Public Works comments were addressed. Staff stated the driveway along
Stagecoach Road should be shared between the two lots. Staff also stated
storm water detention would apply to the development of the site. Staff stated all
plans for work in the right of way should be approved by AHTD prior to
12
November 8, 2007
SUBDIVISION
ITEM NO.: 7 (Cont.
FILE NO.: S-1589-A
construction. Staff stated a deferral of the required street improvements was
presently before the Board of Directors for the improvements along Stagecoach
Road.
Landscaping comments were addressed. Staff stated the plan submitted did not
appear to allow for proper street buffering along Stagecoach Road. Staff stated
the street buffer required would be 16.2 feet and in no case less than nine feet.
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.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the October 18, 2007, Subdivision Committee meeting. The applicant
has labeled the abutting streets, highlighted the property boundary and provided
the required screening of the order board for the drive -through restaurant. The
revised site plan also includes the location of the air, water and phone and the
drive along Stagecoach Road has been relocated to the previously approved
location.
The site plan indicates the placement of a single ground mounted sign not to
exceed 35-feet in height and 150 square feet in area. Canopy signage is also
proposed along the southern, western and northern facades of the fuel canopy.
Building signage is proposed consistent with the typical ordinance standard for
commercially zoned property or a maximum of ten percent of the facade area.
The site plan indicates the placement of 33 on site parking spaces. Based on the
typical minimum parking required for a commercial development, 15 spaces
would be required. The restaurant would require the placement of one parking
space per 100 square feet of gross floor area. The site plan does not indicate
the square footage proposed for the restaurant but staff feels the indicated
parking is more than adequate to meet the typical minimum parking required.
The site plan indicates the placement of a drive -through service and the
placement of a menu speaker. The speaker board is proposed to be screened
per typical minimum ordinance standard or with a six foot high, twenty foot long
screen located to the south of the drive -through lane.
The site plan indicates the placement of landscaping per the typical minimum
ordinance standard. The revised site plan has eliminated a parking space along
the eastern perimeter to maintain the minimum nine foot landscape strip. The
interior landscape area provided is 2,760 square feet. The required street buffer
has been provided.
5
November 8, 2007
SUBDIVISION
ITEM NO.: 7 (Cont.
FILE NO.: S-1589-A
The site plan indicates the placement of dumpster facilities along the eastern
perimeter. A note indicates the hours of dumpster service will be limited to
6:00 am to 7:00 pm daily.
Staff is supportive of the site plan as proposed. The site plan as presented
appears to meet the typical minimum requirements of the various ordinance
development standards. To staffs knowledge there are no outstanding issues
associated with the request.
STAFF RECOMMENDATIONS:
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.
PLANNING COMMISSION ACTION-
(NOVEMBER 8, 2007)
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 agenda staff
report.
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 11 ayes, 0 noes and 0 absent.
sitpkt.doc 3
020105
INFORMATION SHEET FOR
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