Loading...
HomeMy WebLinkAboutS-1635 Staff AnalysisSeptember 3, 2009 ITEM NO.: 2 FILE NO.., S-1635 NAME: Big Red Convenience Store Subdivision Site Plan Review LOCATION: Located on the Northeast comer of Pratt Road and Arch Street Pike DEVELOPER: Summerwood Partners, LLC 22461 1-30 Bryant, AR 72022 ENGINEER: Hurricane Valley Inc. Attn. Charles Best 1506 Prickett Road Bryant, AR 72022 ARCHITECT: Andrew Hicks Architect P.O. Box 25971 Little Rock, AR 72221 AREA: 4.10 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 1 Area Not Zoned 28 — Arch Street South CI111<1I:� FT. NEW STREET: 0 LF VARIANCES/WAIVERS REQUESTED: A five (5) year deferral of the required street improvements to Pratt Road. A. PROPOSAUREQUEST: The applicant is requesting a Subdivision Site Plan Review to allow the development of approximately 4 acres with a fuel center, convenience store and fast food. The site will contain three buildings: The main structure that houses the C-store and restaurant, a single bay automatic car wash and a fuel canopy with a maximum of six (6) fuel dispensers with up to twelve (12) fueling locations. September 3, 2009 SUBDIVISION ITEM NO.: 2 (Cont.) _ FILE NO.: S-1535 The site plan indicates the placement of a driveway on Arch Street Pike as well as Pratt Road. The signage proposed is consistent with signage typically allowed in commercial zones of the City of Little Rock Code of Ordinances for ground mounted signage. Building signage will not exceed ten (10) percent of the fagade area. The request includes a deferral of the required street improvements to Pratt Road. The specific deferral request is for a period of five (5) years or until abutting development occurs, whichever occurs first. B. EXISTING CONDITIO The site is grass covered with a few trees located around the perimeter of the site. The site is relatively flat with a slight slope downward from west to east. Arch Street Pike is a State Highway constructed with curb and gutter. No sidewalk is located on Arch Street Pike along the property frontage. Pratt Road does not have curb, gutter or sidewalk in place along the property frontage. This area is developed with a mixture of residential, office and commercial uses. There is a mobile home park located to the east of the site which is to be removed if the site is developed as proposed. To the west of the site are single-family homes. North of the site is a used car sales business and a convenience store. To the southwest is a Splash Carwash and on the northern edge of this property is a two bay self -serve carwash which will also be removed if the site is developed as proposed. Across Pratt Road is a tire center and a strip center containing commercial and office uses. Across Arch Street Pike there are a number of businesses in converted residential structures including a boat repair shop. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from the area property owners. All property owners located within 200-feet of the site and the Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Arch Street Pike 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. Pratt Road is classified on the Master Street Plan as a collector street. A 2 September 3, 2009 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1635 dedication of right-of-way 30 feet from centerline will be required. Where a principal arterial intersects a collector street, and additional 10 feet of right-of-way, measured from the centerline of the right-of-way shall be dedicated for a right turn lane. The additional right-of-way shall normally be 250 feet in length measured from the intersecting right-of-way. At such intersections, the intersecting right-of-way line shall normally have a radius of 75 to 100 feet. 3. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Arch Street Pike including 5-foot sidewalk with the planned development. The new back of curb should be located 29.5 feet from the existing centerline and the back of the sidewalk placed at the right-of-way line. 4. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Pratt Road including 5-foot sidewalk with the planned development. The new back of curb should be located 18 feet from centerline. A right turn lane should be provided with a 11 foot lane width, 150 feet of stacking room, and a taper to the west side of the driveway. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. A Sketch Grading and Drainage Plan should be provided per Section 29-186 (e). The 15 inch diameter pipe under Pratt Road does not appear to be adequately sized for the developed condition. Provide expected run on and run off volumes during the developed conditions. 7. Per Section 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause of increase downstream flooding conditions, provisions to minimize such flooding conditions should be included in the design of the storm management improvements. Such provisions may include downstream improvements and/or detention of stormwater runoff and its regulated discharge to the downstream storm drainage system. 8. The Stormwater Detention Ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 9. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. 10. 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. 11. Street Improvement plans shall include signage and striping. Traffic 3 September 3, 2009 SUBDIVISION ITEM NO.: 2 (Cont.) _ _ FILE NO.:..S-1635 Engineering must approve completed plans prior to construction. 12. Streetlights are required by Section 31-403 of the Little Rock code of ordinances. 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. 13. Driveway 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. 14. All driveways shall be concrete aprons per City Ordinance. 15. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 16. Plans of all work in right-of-way shall be submitted for approval prior to start of work. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: The site is located outside the service boundary of the City of Little Rock Wastewater Utility. Provide certification approval from the Arkansas Department of Health concerning the proposed wastewater treatment system. EntergY: Easements are required. Contact Entergy for additional information. 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. 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 RPZ a successful test 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. Contact Central Arkansas Water regarding the size and location of the water meter. Additional fire hydrant(s) will be required. Contact the Arch Street Volunteer Fire Department to obtain information regarding the required placement of the hydrant(s). 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 4 September 3, 2009 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1635 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 the Little Rock Fire Department is required. 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 backflow preventer shall be required. Fire Department: Additional fire hydrant(s) are required. Contact the Arch Street Volunteer Fire Department, Tom Eckelkamp at 888-4162, for additional information. County Planning: (1.) Show name and address of the owner; (2.) Show source of title; (3.) Show surveyor's seal; (4.) Provide vicinity map; (5.) Show water courses entering and leaving the property; (6.) Show names of abutting owners and subdivisions; (7.) Provide proof of water and sewer service; (8.) Provide proof of fire service; (9.) Provide drainage plans; (10.) Provide a 40' building setback on Arch Street, Pratt Road, east behind the proposed store and on the north property line; (11.) Re -plat the property to eliminate the platted lot lines; (12.) Provide a $33.00 review fee; (13.) Dedicate and construct Pratt Road as a Class V urban collector (1/2 60' R.O.W.) and Arch Street Pike as a Class III urban principal arterial (1/2 120' R.O.W.). CATA: The site is not located near a dedicated CATA Bus Route. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: 1. The site plan must comply with the City's landscape ordinance requirements. 5 September 3, 2009 SUBDIVISION ITEM NO.: 2. (Cont.) FILE NO.: S-1635 2. Before a building permit is issued a landscape plan must be submitted to the City. Developments of two (2) acres or more require the landscape plan be affixed with the seal of a registered landscape architect. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street, highway or freeway. The strip must be a minimum of six (6) percent of the average depth and/or six (6) percent of the average width of the property. This strip must be at least nine (9) feet wide and in no case exceed fifty (50) feet. 4. Interior landscape areas must comprise at least eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. In order to apply toward the required eight (8) percent landscape area, the minimum size of an interior landscape area must be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Trees must be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. Flexibility is permitted with placement of interior landscape islands, however, interior landscaping should be generally distributed throughout the vehicular use areas. 5. Interior planting island width must be not less than seven and one-half (7 112) feet in order to receive credit. 6. Dumpsters, loading docks, heating and air conditioning units, external storage of materials, communications equipment and similar outside activities and appurtenances must be screened from abutting properties and streets. The screen must exceed the height of the dumpster or trash containment areas by at least two (2) feet not to exceed eight (8) feet total height. 7. Landscape areas may be installed in the area immediately adjacent to the building or elsewhere on the site at the discretion of the responsible party. However, landscape areas must 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 must be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. G. SUBDIVISION COMMITTEE COMMENT: (August 13, 2009) Mr. Andrew Hicks and Mr. Charlie Best were present representing the developer. Staff presented an overview of the request stating there were a number of technical issues associated with the request in need of addressing prior to the Commission acting on the request. Staff requested the total square footage of the proposed uses be provided on the site plan. Staff also requested the total sign area proposed for building and ground signage. Staff stated the site was located outside the City limits and would not be allowed access to the City sewer N. September 3, 2009 SUBDIVISION ITEM NO.: 21Cont.) FILE NO.: S-1635 system. Staff requested -an approval from the Arkansas Department of Health concerning the proposed wastewater treatment system was required. Public Works comments were addressed. Staff stated right of way dedication and street improvements were required on Arch Street Pike and Pratt Road. Mr. Best questioned if a deferral would be supported. Staff stated they would review a request for a deferral with the Director of Public Works and get back with the applicant. Staff questioned the plans for detention. Mr. Best stated he was aware stormwater would be a concern but had not as of yet determined the detention requirements. Staff noted the comment from the area volunteer fire department stating additional hydrants were required. Staff suggested Mr. Hicks contact the Chief to determine the number of hydrants required. Staff noted landscape comments. Staff stated perimeter strips were required where adjacent to paved areas. Staff stated interior landscape islands were required at eight percent of any vehicular use area containing twelve or more parking spaces. Staff stated a small amount of building landscaping was required. 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 to staff addressing the issues raised at the August 13, 2009, Subdivision Committee meeting. The revised plan indicates the total square footage of the proposed uses, the proposed signage plan and a note indicating approval from the Arkansas Department of Health will be secured prior to development of the property. The applicant has also met with Public Works staff concerning the timing of the required street improvements to the abutting streets. There are two parcels of property associated with the request. The applicant has indicated a lot recombination will be filed with staff at the time of development of the convenience store. The applicant is proposing to complete the required street improvements to Arch Street Pike abutting the lot proposed for development. The area abutting the lot proposed for future development will not be improved with the current application request. The applicant is requesting a deferral of the required street 7 September 3, 2009 SUBDIVISION ITEM NO.: 2 Cont. FILE NO,: S-1635 improvements to Pratt Road for a period of five (5) years or until adjacent development occurs, whichever occurs first. The site is located outside the City limits of Little Rock and within the area of the City's Extraterritorial Planning Jurisdiction where the City exercises Subdivision control only. The request is a Subdivision Site Plan Review to allow the placement of multiple structures on this single parcel of property. The development is proposed as a convenience store with gas pumps including a restaurant and an automatic carwash. The convenience store is proposed containing a total of 4,958 square feet. The carwash is proposed containing 800 square feet. The maximum building height proposed for the convenience store is twenty-four (24) feet, the carwash building sixteen (16) feet and the fuel canopy twenty-four (24) feet. The total square footage of the restaurant is 2,171 square feet and the convenience store is 2,779 square feet. Of the total square footage proposed for the convenience store a total of 543 square feet of storage is proposed. The typical parking required for a convenience store is four (4) spaces plus one (1) space for each three hundred square feet of gross floor area exclusive of the storage area. The parking typically required for this use would be eleven (11) parking spaces. The restaurant would require the placement of twenty (21) parking spaces or one (1) parking space per every one hundred square feet of gross floor area. The site is proposed with thirty-six (36) parking spaces. Signage is proposed on the fuel canopy on the north, south and west facades. The signage is proposed no more than six (6) percent of the total canopy fagade area. Building signage is proposed on the front fagade, both ends and the rear of the structure. The total sign area is proposed with a maximum of five (5) percent of the fagade area. The zoning ordinance typically requires the placement of signage on building facades with direct street frontage. A single ground mounted sign thirty-six (36) feet in height and one hundred sixty (160) square feet in area is proposed. As stated within this area of the Planning Jurisdiction the City does not exercise zoning. The site plan indicates the placement of landscape on the site per the Landscape Ordinance. The perimeter strips are indicated in excess of the nine (9) foot minimum typically required. Staff is supportive of the site plan and the proposed development of the site with a convenience store including a restaurant, gas pumps and automatic carwash. The developers have indicated approval from the Arkansas Department of Health will be secured for the proposed wastewater treatment system prior to beginning construction. Staff feels the requested street deferrals are appropriate and will 0 September 3, 2009 SUBDIVISION ITEM NO.: 2 Cant.) FILE NO.: S-1635 not negatively impact the area. To staffs knowledge there are no outstanding technical issues associated with the request in need of addressing prior to the Commission acting on the request. 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 deferral request of the required street improvements to Pratt Road for a period of five (5) years or until abutting development occurs, which ever occurs first. PLANNING COMMISSION ACTION: (SEPTEMBER 3, 2009) Mr. Andrew Hicks was present representing the owner. There were registered objectors present. Staff presented the item with a recommendation of approval of the requested site plan review and the request for a five-year deferral of the street improvements to Pratt Road. Mr. Andrew Hicks addressed the Commission on behalf of the applicant. He stated the request was a co -branded convenience store. He stated the restaurant was a McDonalds. He stated there would be three structures on the site, the convenience store, fuel canopy and a single bay automatic carwash. He stated the restaurant would employee 35 to 40 persons. He stated the development would sit on four acres and because there was no sewer the development would be required to provide a wastewater treatment system on site. He stated the carwash would use a reclaimed water system so there would be little run off. He stated for the small amount of the water not reclaimed there would be a drip system for absorption into the soil. Mr. Andrew Francis addressed the Commission in opposition of the request. He stated he represented the Coon Properties LLC. He,stated his clients had three concerns, drainage, the subdivision and the proposed septic system. He stated the development would drain onto his client's property and without engineered drawings he was not sure the impacts of this development would not create an undue hardship on his clients property. He stated he did not feel the Commission should approve a request for a septic system without approval from the Health Department first. He stated without Health Department approval the Commission was taking a chance of approving something that was not developable. Mr. Francis stated the request was a subdivision and not a site plan review. He stated the developers were taking parts of three lots without knowing how the remainder of the 9 September 3, 2009 SUBDIVISION f1r 1AII1XrafiC� FILE NO.: S-1 lots laid. He stated there was potential for an illegal subdivision. He stated without the developer providing the City with deeds to verify the subdivision it was unclear. He provided sections of the Subdivision Ordinance which outlined how a lot split was allowed. He requested the commission defer the request until all information was available for review. He also outlined from the Subdivision Ordinance the purpose and intent of variances. Mr. Francis stated the request for a street deferral was a variance and the Commission could deny the request based on the variance being requested. Ms. Angela Cotton addressed the Commission in opposition of the request. She stated she was general manager of Lone's Store #3 located at 14301 Arch Street Pike. She stated there were a number of convenience stores located in the area. She stated four of the stores had gas pumps. She stated there was a need for jobs in the area but not at the cost of otherjobs. She stated the area was not growing to allow five convenience stores to operate in the area. Ms. Jodi Brewer addressed the Commission in opposition of the request. She stated her mother in-law lived next door to the development and the developers had not spoken to her to give her information concerning the development. She stated there were persons all over her property and no explanation as to why they were on her property. She stated her mother in-law was elderly and widowed and persons on her property concerned her. Ms. Brewer stated the drive located on Pratt Road was located adjacent to her mother in-laws drive. She stated this was a concern because of the crest of the hill and traffic in the area. She stated the road had deep ditches on both sides. She stated the area proposed for the drive was located next to a school bus stop. She stated there were three stores in the immediate area and a large convenience store at Dixon Road. She stated the area was a residential area and not the place for a business. Mr. Andrew Hicks addressed the Commission. He stated the developers were purchasing property from two property owners. He stated the lots had existed for a number of years. He stated the developers were closing on the property soon and the title company had reviewed the site and was ready to issue a title policy on the property in the current configuration. Commissioner Rector questioned staff as to the comment of an illegal subdivision. Staff stated they felt comfortable the subdivision had been in the current configuration for a number of years. Staff stated subdivisions created prior to 1978 were allowed as non -conforming subdivision. Staff stated without deeds they could not determine 100 percent the subdivision was in existence prior to 1978. Ms. Brewer stated her husbands family purchased their home in 1968 and there had not been any changes to lot lines or lot configurations since that time. The Commission determined the subdivision was most likely not an illegal subdivision. 10 September 3, 2009 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1635 There was a general discussion between Mr. Hicks and the Commission concerning the street improvements to Arch Street Pike. Mr. Hicks stated the developers were willing to complete the street improvements to Arch Street Pike at the time of development and remove the deferral request. The Commission questioned if sidewalks would be put in place. Mr. Hicks stated the improvements included drainage improvements and sidewalk placement. The Commission questioned the location of drives in relation to the property lines. Mr. Hicks stated the drive on Arch Street Pike was located approximately 300 feet from the intersection with Pratt Road. The Commission questioned the wastewater treatment system. Mr. Andy Davis of New Water Systems addressed the Commission on the testing of the soils to determine absorption rates. He stated test pits were dug and the Health Department was on site during the testing to determine perk rates. He stated in addition to Health Department approval, approval from the Department of Environmental Quality would also be required. He stated the system was designed that all the water would be treated as if surface discharge were occurring and then filtered through the leach fields. The Commission questioned if Public Works had reviewed the drainage and felt the drainage as proposed was adequate. Staff stated they were comfortable with the preliminary drainage plans. Staff stated they would review the plans prior to construction to ensure compliance with the comments and conditions placed on the application. A motion was made to approve the request as presented by staff and modified by the applicant to remove the request for street deferral from the application request requiring the developer to construct all required street improvements to the site. The motion carried by a vote of 8 ayes, 2 noes and 1 absent. 11 September 3, 2009 ITEM NO.: 2 FILE NO.: S-1 NAME: Big Red Convenience Store Subdivision Site Plan Review LOCATION: Located on the Northeast corner of Pratt Road and Arch Street Pike DEVELOPER: Summerwood Partners, LLC 22461 1-30 Bryant, AR 72022 ENGINEER: Hurricane Valley Inc. Attn. Charles Best 1506 Prickett Road Bryant, AR 72022 ARCHITECT: Andrew Hicks Architect P.O. Box 25971 Little Rock, AR 72221 AREA: 4.10 acres CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 1 Area Not Zoned 28 — Arch Street South :o I. FT. NEW STREET: 0 LF VARIANCES/WAIVERS REQUESTED: A five (5) year deferral of the required street improvements to Pratt Road. A. PROPOSAL/REQUEST: The applicant is requesting a Subdivision Site Plan Review to allow the development of approximately 4 acres with a fuel center, convenience store and fast food. The site will contain three buildings: The main structure that houses the C-store and restaurant, a single bay automatic car wash and a fuel canopy with a maximum of six (6) fuel dispensers with up to twelve (12) fueling locations. September 3, 2009 SUBDIVISION ITEM NO.: 2 Cont.) FILE NO.: S-1635 The site plan indicates the placement of a driveway on Arch Street Pike as well as Pratt Road. The signage proposed is consistent with signage typically allowed in commercial zones of the City of Little Rock Code of Ordinances for ground mounted signage. Building signage will not exceed ten (10) percent of the facade area. The request includes a deferral of the required street improvements to Pratt Road. The specific deferral request is for a period of five (5) years or until abutting development occurs, whichever occurs first. B. EXISTING CONDITIONS: The site is grass covered with a few trees located around the perimeter of the site. The site is relatively flat with a slight slope downward from west to east. Arch Street Pike is a State Highway constructed with curb and gutter. No sidewalk is located on Arch Street Pike along the property frontage. Pratt Road does not have curb, gutter or sidewalk in place along the property frontage. This area is developed with a mixture of residential, office and commercial uses. There is a mobile home park located to the east of the site which is to be removed if the site is developed as proposed. To the west of the site are single-family homes. North of the site is a used car sales business and a convenience store. To the southwest is a Splash Carwash and on the northern edge of this property is a two bay self -serve carwash which will also be removed if the site is developed as proposed. Across Pratt Road is a tire center and a strip center containing commercial and office uses. Across Arch Street Pike there are a number of businesses in converted residential structures including a boat repair shop. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from the area property owners. All property owners located within 200-feet of the site and the Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1 Arch Street Pike 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. Pratt Road is classified on the Master Street Plan as a collector street. A E September 3, 2009 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.� S-1635 dedication of right-of-way 30 feet from centerline will be required. Where a principal arterial intersects a collector street, and additional 10 feet of right-of-way, measured from the centerline of the right-of-way shall be dedicated for a right turn lane. The additional right-of-way shall normally be 250 feet in length measured from the intersecting right-of-way. At such intersections, the intersecting right-of-way line shall normally have a- radius of 75 to 100 feet. 3. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Arch Street Pike including 5-foot sidewalk with the planned development. The new back of curb should be located 29.5 feet from the existing centerline and the back of the sidewalk placed at the right-of-way line. 4. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Pratt Road including 5-foot sidewalk with the planned development. The new back of curb should be located 18 feet from centerline. A right turn lane should be provided with a 11 foot lane width, 150 feet of stacking room, and a taper to the west side of the driveway. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6, A Sketch Grading and Drainage Plan should be provided per Section 29-186 (e). The 15 inch diameter pipe under Pratt Road does not appear to be adequately sized for the developed condition. Provide expected run on and run off volumes during the developed conditions. 7. Per Section 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause of increase downstream flooding conditions, provisions to minimize such flooding conditions should be included in the design of the storm management improvements. Such provisions may include downstream improvements and/or detention of stormwater runoff and its regulated discharge to the downstream storm drainage system. 8. The Stormwater Detention Ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 9. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. 10. 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. 11. Street Improvement plans shall include signage and striping. Traffic 3 September 3, 2009 ci iRnnwi-inry O.; 2 (Cont.) FILE NO.: S-1635 Engineering must approve completed plans prior to construction. 12. Streetlights are required by Section 31-403 of the Little Rock code of ordinances. 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. 13. Driveway 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. 14. All driveways shall be concrete aprons per City Ordinance. 15. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 16. Plans of all work in right-of-way shall be submitted for approval prior to start of work. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: The site is located outside the service boundary of the City of Little Rock Wastewater Utility. Provide certification approval from the Arkansas Department of Health concerning the proposed wastewater treatment system. Enter : Easements are required. Contact Entergy for additional information. 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. 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 RPZ a successful test 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. Contact Central Arkansas Water regarding the size and location of the water meter. Additional fire hydrant(s) will be required. Contact the Arch Street Volunteer Fire Department to obtain information regarding the required placement of the hydrant(s). 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 M September 3, 2009 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1635 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 the Little Rock Fire Department is required. 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 backflow preventer shall be required. Fire Department: Additional fire hydrant(s) are required. Contact the Arch Street Volunteer Fire Department, Tom Eckelkamp at 888-4162, for additional information. County Planning: (1.) Show name and address of the owner; (2.) Show source of title; (3.) Show surveyor's seal; (4.) Provide vicinity map; (5.) Show water courses entering and leaving the property; (6.) Show names of abutting owners and subdivisions; (7.) Provide proof of water and sewer service; (8.) Provide proof of fire service; (9.) Provide drainage plans; (10.) Provide a 40' building setback on Arch Street, Pratt Road, east behind the proposed store and on the north property line; (11.) Re -plat the property to eliminate the platted lot lines; (12.) Provide a $33.00 review fee; (13.) Dedicate and construct Pratt Road as a Class V urban collector (1/2 60' R.O.W.) and Arch Street Pike as a Class III urban principal arterial (1/2 120' R.O.W.). CATA: The site is not located near a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. The site plan must comply with the City's landscape ordinance requirements- 5 September 3, 2009 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1635 2. Before a building permit is issued a landscape plan must be submitted to the City. Developments of two (2) acres or more require the landscape plan be affixed with the seal of a registered landscape architect. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street, highway or freeway. The strip must be a minimum of six (6) percent of the average depth and/or six (6) percent of the average width of the property. This strip must be at least nine (9) feet wide and in no case exceed fifty (50) feet. 4. Interior landscape areas must comprise at least eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. In order to apply toward the required eight (8) percent landscape area, the minimum size of an interior landscape area must be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Trees must be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. Flexibility is permitted with placement of interior landscape islands, however, interior landscaping should be generally distributed throughout the vehicular use areas. 5. Interior planting island width must be not less than seven and one-half (7 1/2) feet in order to receive credit. 6. Dumpsters, loading docks, heating and air conditioning units, external storage of materials, communications equipment and similar outside activities and appurtenances must be screened from abutting properties and streets. The screen must exceed the height of the dumpster or trash containment areas by at least two (2) feet not to exceed eight (8) feet total height. 7. Landscape areas may be installed in the area immediately adjacent to the building or elsewhere on the site at the discretion of the responsible party. However, landscape areas must 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 must be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. G. SUBDIVISION COMMITTEE COMMENT: (August 13, 2009) Mr. Andrew Hicks and Mr. Charlie Best were present representing the developer. Staff presented an overview of the request stating there were a number of technical issues associated with the request in need of addressing prior to the Commission acting on the request. Staff requested the total square footage of the proposed uses be provided on the site plan. Staff also requested the total sign area proposed for building and ground signage. Staff stated the site was located outside the City limits and would not be allowed access to the City sewer [e September 3, 2009 SUBDIVISION JO.: 2 (Cont.) FILE NO.: S-1635 system. Staff requested an approval from the Arkansas Department of Health concerning the proposed wastewater treatment system was required. Public Works comments were addressed. Staff stated right of way dedication and street improvements were required on Arch Street Pike and Pratt Road. Mr. Best questioned if a deferral would be supported. Staff stated they .would review a request for a deferral with the Director of Public Works and get back with the applicant. Staff questioned the plans for detention. Mr. Best stated he was aware stormwater would be a concern but had not as of yet determined the detention requirements. Staff noted the comment from the area volunteer fire department stating additional hydrants were required. Staff suggested Mr. Hicks contact the Chief to determine the number of hydrants required. Staff noted landscape comments. Staff stated perimeter strips were required where adjacent to paved areas. Staff stated interior landscape islands were required at eight percent of any vehicular use area containing twelve or more parking spaces. Staff stated a small amount of building landscaping was required. 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 to staff addressing the issues raised at the August 13, 2009, Subdivision Committee meeting. The revised plan indicates the total square footage of the proposed uses, the proposed signage plan and a note indicating approval from the Arkansas Department of Health will be secured prior to development of the property. The applicant has also met with Public Works staff concerning the timing of the required street improvements to the abutting streets. There are two parcels of property associated with the request. The applicant has indicated a lot recombination will be filed with staff at the time of development of the convenience store. The applicant is proposing to complete the required street improvements to Arch Street Pike abutting the lot proposed for development. The area abutting the lot proposed for future development will not be improved with the current application request. The applicant is requesting a deferral of the required street N September 3, 2009 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1635 improvements to Pratt Road for a period of five (5) years or until adjacent development occurs, whichever occurs first. The site is located outside the City limits of Little Rock and within the area of the City's Extraterritorial Planning Jurisdiction where the City exercises Subdivision control only. The request is a Subdivision Site Plan Review to allow the placement of multiple structures on this single parcel of property. The development is proposed as a convenience store with gas pumps including a restaurant and an automatic carwash. The convenience store is proposed containing a total of 4,958 square feet. The carwash is proposed containing 800 square feet. The maximum building height proposed for the convenience store is twenty-four (24) feet, the carwash building sixteen (16) feet and the fuel canopy twenty-four (24) feet. The total square footage of the restaurant is 2,171 square feet and the convenience store is 2,779 square feet. Of the total square footage proposed for the convenience store a total of 543 square feet of storage is proposed. The typical parking required for a convenience store is four (4) spaces plus one (1) space for each three hundred square feet of gross floor area exclusive of the storage area. The parking typically required for this use would be eleven (11) parking spaces. The restaurant would require the placement of twenty (21) parking spaces or one (1) parking space per every one hundred square feet of gross floor area. The site is proposed with thirty-six (36) parking spaces. Signage is proposed on the fuel canopy on the north, south and west facades. The signage is proposed no more than six (6) percent of the total canopy facade area. Building signage is proposed on the front facade, both ends and the rear of the structure. The total sign area is proposed with a maximum of five (5) percent of the fagade area. The zoning ordinance typically requires the placement of signage on building facades with direct street frontage. A single ground mounted sign thirty-six (36) feet in height and one hundred sixty (160) square feet in area is proposed. As stated within this area of the Planning Jurisdiction the City does not exercise zoning. The site plan indicates the placement of landscape on the site per the Landscape Ordinance. The perimeter strips are indicated in excess of the nine (9) foot minimum typically required. Staff is supportive of the site plan and the proposed development of the site with a convenience store including a restaurant, gas pumps and automatic carwash. The developers have indicated approval from the Arkansas Department of Health will be secured for the proposed wastewater treatment system prior to beginning construction. Staff feels the requested street deferrals are appropriate and will September 3, 2009 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1635 not negatively impact the area. To staff's knowledge there are no outstanding technical issues associated with the request in need of addressing prior to the Commission acting on the request. 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 deferral request of the required street improvements to Pratt Road for a period of five (5) years or until abutting development occurs, which ever occurs first. PLANNING COMMISSION ACTION: (SEPTEMBER 3, 2009) Mr. Andrew Hicks was present representing the owner. There were registered objectors present. Staff presented the item with a recommendation of approval of the requested site plan review and the request for a five-year deferral of the street improvements to Pratt Road. Mr. Andrew Hicks addressed the Commission on behalf of the applicant. He stated the request was a co -branded convenience store. He stated the restaurant was a McDonalds. He stated there would be three structures on the site, the convenience store, fuel canopy and a single bay automatic carwash. He stated the restaurant would employee 35 to 40 persons. He stated the development would sit on four acres and because there was no sewer the development would be required to provide a wastewater treatment system on site. He stated the carwash would use a reclaimed water system so there would be little run off. He stated for the small amount of the water not reclaimed there would be a drip system for absorption into the soil. Mr. Andrew Francis addressed the Commission in opposition of the request. He stated he represented the Coon Properties LLC. He stated his clients had three concerns, drainage, the subdivision and the proposed septic system. He stated the development would drain onto his client's property and without engineered drawings he was not sure the impacts of this development would not create an undue hardship on his clients property. He stated he did not feel the Commission should approve a request for a septic system without approval from the Health Department first. He stated without Health Department approval the Commission was taking a chance of approving something that was not developable. Mr. Francis stated the request was a subdivision and not a site plan review. He stated the developers were taking parts of three lots without knowing how the remainder of the 9 September 3, 2009 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-163 lots laid. He stated there was potential for an illegal subdivision. He stated without the developer providing the City with deeds to verify the subdivision it was unclear. He provided sections of the Subdivision Ordinance which outlined how a lot split was allowed. He requested the commission defer the request until all information was available for review. He also outlined from the Subdivision Ordinance the purpose and intent of variances. Mr. Francis stated the request for a street deferral was a variance and the Commission could deny the request based on the variance being requested. Ms. Angela Cotton addressed the Commission in opposition of the request. She stated she was general manager of Lone's Store #3 located at 14301 Arch Street Pike. She stated there were a number of convenience stores located in the area. She stated four of the stores had gas pumps. She stated there was a need for jobs in the area but not at the cost of other jobs. She stated the area was not growing to allow five convenience stores to operate in the area. Ms. Jodi Brewer addressed the Commission in opposition of the request. She stated her mother in-law lived next door to the development and the developers had not spoken to her to give her information concerning the development. She stated there were persons all over her property and no explanation as to why they were on her property. She stated her mother in-law was elderly and widowed and persons on her property concerned her. Ms. Brewer stated the drive located on Pratt Road was located adjacent to her mother in-laws drive. She stated this was a concern because of the crest of the hill and traffic in the area. She stated the road had deep ditches on both sides. She stated the area proposed for the drive was located next to a school bus stop. She stated there were three stores in the immediate area and a large convenience store at Dixon Road. She stated the area was a residential area and not the place for a business. Mr. Andrew Hicks addressed the Commission. He stated the developers were purchasing property from two property owners. He stated the lots had existed for a number of years. He stated the developers were closing on the property soon and the title company had reviewed the site and was ready to issue a title policy on the property in the current configuration. Commissioner Rector questioned staff as to the comment of an illegal subdivision. Staff stated they felt comfortable the subdivision had been in the current configuration for a number of years. Staff stated subdivisions created prior to 1978 were allowed as non -conforming subdivision. Staff stated without deeds they could not determine 100 percent the subdivision was in existence prior to 1978. Ms. Brewer stated her husbands family purchased their home in 1968 and there had not been any changes to lot lines or lot configurations since that time. The Commission determined the subdivision was most likely not an illegal subdivision. 10 September 3, 2009 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1635 There was a general discussion between Mr. Hicks and the Commission concerning the street improvements to Arch Street Pike. Mr. Hicks stated the developers were willing to complete the street improvements to Arch Street Pike at the time of development and remove the deferral request. The Commission questioned if sidewalks would be put in place. Mr. Hicks stated the improvements included drainage improvements and sidewalk placement. The Commission questioned the location of drives in relation- to the property lines. Mr. Hicks stated the drive on Arch Street Pike was located approximately 300 feet from the intersection with Pratt Road. The Commission questioned the wastewater treatment system. Mr. Andy Davis of New Water Systems addressed the Commission on the testing of the soils to determine absorption rates. He stated test pits were dug and the Health Department was on site during the testing to determine perk rates. He stated in addition to Health Department approval, approval from the Department of Environmental Quality would also be required. He stated the system was designed that all the water would be treated as if surface discharge were occurring and then filtered through the leach fields. The Commission questioned if Public Works had reviewed the drainage and felt the drainage as proposed was adequate. Staff stated they were comfortable with the preliminary drainage plans. Staff stated they would review the plans prior to construction to ensure compliance with the comments and conditions placed on the application. A motion was made to approve the request as presented by staff and modified by the applicant to remove the request for street deferral from the application request requiring the developer to construct all required street improvements to the site. The motion carried by a vote of 8 ayes, 2 noes and 1 absent. 11 Page 1 of 1 James, Donna From: Floriani, Vince Sent: Monday, August 24, 2009 10:47 AM To: Charles Best Cc: James, Donna Subject: RE: Big Red Convenience Store - NE corner of Pratt Rd. & Arch Street Pike Staff will recommend approval of the application with the 5 yr deferral for the road improvements on Pratt Road and deferral of street improvement on the north lot until that lot develops. Vince Floriani, P.E. Design Review Engineer Little Rock Public Works 501-371-4817 From: Charles Best [mailto:hvicbest@sbcglobal.net] Sent: Monday, August 24, 2009 9:56 AM To: Floriani, Vince Subject: Big Red Convenience Store - NE corner of Pratt Rd. & Arch Street Pike I would like to formally request a 5 yr. deference for the road improvements to Pratt Road and the northern portion of Arch Street Pike ( approx 270 ft.). This would leave only the street improvements to Arch Street which are in front of the proposed Big Red convenience store being required at this time. If you have any questions or require additional information, please call (231-5136) or e-mail. Please confirm receipt of this e-mail. Thanks. C. Best. 8/24/2009 andrew hicks I Andrew Hicks,Architect voice 501.219.1614 3200 S. Shackleford Road, Suite 10 fax 501.219.1613 Little Rock,Arkansas 72205 andrew@andrewhicksarchitecccom City of Little Rock Tony Bozynski Planning Commission Director City Of Little Rock August 18, 2009 RE: Site Plan Review for Proposed convenience store and fast food restaurant with car wash to be located on the Northeast corner of Pratt Road and Arch Street south of the city limits of Little Rock Arkansas. S-1635 Mr Bozynski, This letter is a response to Site Review comments from the City on the above referenced project. Our responses are numbered concurrent with cities comments. Planning Staff Comments 1. We have complied. 2. Restaurant sf — 2,171, Convenience store sf — 2779 SF Storage contained within the C-store square footage is 543 sf. 3. The sign area will be no more than that allowed by Little Rock sign ordinance. 4. The building signs occupy no more than 5% of the total building fagade area. The fuel canopy signs occupy no more than 6% of the total canopy fagade area. See site plan for facades with signs. 5. See site plan. We will comply with screening 6. See site plan. We have provided a wood fence and gates around dumpster area not to exceed 8' in height 1 7. Car wash is 800 sf 8. Restaurant / Convenience store height 24', Car wash building 16'. Fuel canopy max. 22' Public Works Conditions 1. Arch street dedication - we will comply — see ROW dedication on site plan 2. Pratt road dedication - we will comply — see ROW dedication on site plan 3. We request a deferral of the road improvements on Arch Street. We will construct the sidewalk at the new property line in front of the Convenience store development. We ask to defer the sidewalk in the area of future development north of the C-store until that area develops. Charles Best, site engineer is currently discussing this request with City engineers 4. We request a deferral of the road improvements on Pratt Road. We will construct the sidewalk at the new property line in front of the Convenience store development. Charles Best, site engineer is currently discussing this request with City engineers 5. We will comply 6. We will comply before construction starts on this site. 7. We will comply before construction starts on this site. 8. The southwest corner of the site near the intersection of Arch and Pratt will be the Detention area- a second additional area east of the Pratt road entry will be available if needed -see site plan. 9. We will comply before construction starts on this site. 10. We will comply before construction starts on this site. 11. We request a deferral of the road improvements on Arch Street and Pratt Road. 12. We request a deferral of the road improvements on Arch Street and Pratt Road. 13. We have complied see site plan for driveway widths 14. we will comply 15. We request a deferral of the road improvements on Arch Street and Pratt Road. Charles Best, site engineer is currently discussing this request with City engineers. 16. We will comply — Also we request a deferral of the road improvements on Arch Street and Pratt Road. 17. scale is corrected to 1" = 20' 2 Utilities and Fire Department/ County planning Wastewater- We are the process of requesting/obtaining approval from the Arkansas Department of Health for this location. Entergy- no comment. Center -point Energy- no comment. AT &T — no comment Central Arkansas Water- we will comply with all comments- see site plan for new Fire hydrant location on Arch street. Building fire sprinklers are not required for this size facility. (under 5,000) sf. Fire Department- we will comply. See site plan for new Fire hydrant location on Arch Street. County Planning- no comment CATA - no comment Planning Division — no comment. Landscape-. 1. We will comply before construction starts 2. We will comply before construction starts 3. We will comply before construction starts. We have allowed sufficient room for these perimeter strips. 4. We will comply before construction starts. We have allowed sufficient room for these buffers 5 We will comply before construction starts. We have shown areas intended for these interior landscape areas. More area may be added before construction if needed to meet minimum requirements. 6. We will comply before construction starts 7. We will comply before construction starts 3 8. We will comply before construction starts Submitted with 4 revised copies of the site plan dated 8-18-2009 Thank you for your consideration. Best Regards, Andrew Hicks, Al 4 ITEM NO.: 2. S-1635 NAME: Big Red Convenience Store Subdivision Site Plan Review LOCATION: located on the Northeast corner of Pratt Road and Arch Street Pike Planninq 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 August 19, 2009. The Office of Planning and Development must receive the proof of notice no later than August 28, 2009. 2. Provide the total square footage of the proposed restaurant use. Provide the total square footage of the convenience store and the total square footage designated for storage area. 3. Provide the total sign area proposed for the pylon sign indicated on the site plan. 4. Provide a note on the site plan indicating the percentage of the total fagade area proposed for building signage and the facades proposed with building signage. 5. Provide the location for the proposed order board for the restaurant. The order board must be screened per Section 36-298. 6. Provide a note on the site plan indicating the proposed screening mechanism for the dumpsters. 7. Provide the square footage for the carwash building. 8. Provide the total building height proposed for each of the structures. Variance/Waivers: None requested. Public Works Conditions: 1. Arch Street Pike 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. Pratt Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. Where a principal arterial intersects a collector street, and additional 10 feet of right-of-way, measured from the centerline of the right-of-way shall be dedicated for a right turn lane. The additional right-of-way shall normally be 250 feet in length measured from the intersecting right-of-way. At such intersections, the intersecting right-of-way line shall normally have a radius of 75 to 100 feet. 3. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Arch Street Pike including 5- foot sidewalk with the planned development. The new back of curb should be located 29.5 feet from the existing centerline and the back of the sidewalk placed at the right-of-way line. 4. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Pratt Road including 5-foot sidewalk with the planned development. The new back of curb should be located 18 Item # 2. feet from centerline. A right turn lane should be provided with a 11 foot lane width, 150 feet of stacking room, and a taper to the west side of the driveway. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. A Sketch Grading and Drainage Plan should be provided per Section 29-186 (e). The 15 inch diameter pipe under Pratt Road does not appear to be adequately sized for the developed condition. Provide expected run on and run off volumes during the developed conditions. 7. Per Section 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause of increase downstream flooding conditions, provisions to minimize such flooding conditions should be included in the design of the storm management improvements. Such provisions may include downstream improvements and/or detention of stormwater runoff and its regulated discharge to the downstream storm drainage system. 8. The Stormwater Detention Ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 9. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. 10. 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. 11. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 12.Streetlights are required by Section 31-403 of the Little Rock code of ordinances. 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. 13. Driveway 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. 14.All driveways shall be concrete aprons per City Ordinance. 15. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 16. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 17. The scale of the site plan is not accurate. Utilities and Fire Department/County Planning: Wastewater: The site is located outside the service boundary of the City of Little Rock Wastewater Utility. Provide certification approval from the Arkansas Department of Health concerning the proposed wastewater treatment system. 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. Due to the nature of this facility, Item # 2. 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 RPZ a successful test 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. Contact Central Arkansas Water regarding the size and location of the water meter. Additional fire hydrant(s) will be required. Contact the Arch Street Volunteer Fire Department to obtain information regarding the required placement of the hydrant(s). 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 the Little Rock Fire Department is required. 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 backflow preventer shall be required. Fire Department: Additional fire hydrant(s) are required. Contact the Arch Street Volunteer Fire Department, Tom Eckelkamp at 888-4162, for additional information. County Planning: CATA: The site is not located near a dedicated CATA Bus Route. Planning Division: No comment. Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Before a building permit is issued a landscape plan must be submitted to the City. Developments of two (2) acres or more require the landscape plan be affixed with the seal of a registered landscape architect. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street, highway or freeway. The strip must be a minimum of six (6) percent of the average depth and/or six (6) percent of the average width of the property. This strip must be at least nine (9) feet wide and in no case exceed fifty (50) feet. 4. Street buffers are required in all instances. All sites developed, modified or enlarged must provide street buffers at six (6) percent of the average depth of the lot with a minimum dimension of one-half (1/2) the full width requirement but in no case less than nine (9) feet. The maximum dimension required is fifty (50) feet. 5. Interior landscape areas must comprise at least eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. In order to apply toward the required eight (8) percent landscape area, the minimum size of an interior landscape area must be one hundred fifty (150) square feet for developments with Item # 2. one hundred fifty (150) or fewer parking spaces.. Trees must be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. Flexibility is permitted with placement of interior landscape islands, however, interior landscaping should be generally distributed throughout the vehicular use areas. 6. Interior planting island width must be not less than seven and one-half (7 1/2) feet in order to receive credit. 7. Dumpsters, loading docks, heating and air conditioning units, external storage of materials, communications equipment and similar outside activities and appurtenances must be screened from abutting properties and streets. The screen must exceed the height of the dumpster or trash containment areas by at least two (2) feet not to exceed eight (8) feet total height. 8. Landscape areas may be installed in the area immediately adjacent to the building or elsewhere on the site at the discretion of the responsible party. However, landscape areas must 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 must be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 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, August 19, 2009. Item # 2.