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HomeMy WebLinkAboutS-1265-A Staff AnalysisITEM NO.: 1 File No. S-1265-A NAME: Lot 2R, University & 651h Street Addition Site Plan Review and Preliminary Plat LOCATION: Northwest corner of South University Avenue and Hindman Park Way Plannina Staff Comments: 1. Provide notification of the (abutting property owneFS/property owners within 200-feet of the site) including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than November 6, 2019. The Office of Planning and Development must receive the proof of notice no later than November 15, 2019. 2. Indicate the truck route through the property and the fill area/fuel tank locations. 3. Provide information on proposed signage. 4. Confirm whether a restaurant use is proposed on site or a drive-thru. 5. Provide information on proposed operating hours. Variance/Waivers: None Engineering Comments: Public Works Conditions: 1. Mabelvale Pike is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Mabelvale Pike including 5-foot sidewalks with planned development. The new back of curb should be placed at the same width as the new curb installed to the north of the north driveway. The north driveway apron may need to be modified. 3. ADA access ramp should be installed at the 65th St. and University Ave intersection. The SB University Ave right turn lane island should be modified to provide an ADA compliant crossing. 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 5. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. 6. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 7. Storm water detention ordinance applies to this property. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner. ITEM NO File No. S-1265-A Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. A 36-inch water line runs on the east side of the property. Care must be taken to protect the water lines and any appurtenances, such as access and air release vaults, or monumentation which may be in the area. No signs, light poles, dumpster pads or other structures on foundations will be allowed within 10 feet of the pipeline. Paved parking and driveways are allowed. Field verification of the pipeline depth and location will need to be made by the Owner. Construction of the proposed improvements must be performed with materials and techniques that will not harm or damage the pipelines or interfere with their operation. Contact CAW at 501-594-5261, 24 hours prior to any work near the water line. Provide an easement to Central Arkansas Water with a width of 10- feet each side of the water line running the length of the water main. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or ITEM NO.: 1 File No. S-1265-A is deficient. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. 4. Landscape areas shall 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 shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 6. A landscape irrigation system shall be required for developments of one (1) acre or larger. 7. 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. Transportation/Planning: Rock Region Metro: No comment Plannina Division: No comment Revised lat//plan; Submit responses to staff issues and four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on or before November 6, 2019. If you have any questions please contact Alex Koenig, akoenigCe).littlerock.gov or 501.371.6821 or Dana Carney, dcarne littlerock. ov or 501.371.6817. November 21, 2019 ITEM NO.: 1 FILE NO.: S-1 NAME: Lot 2R, University and 65th Street Addition Site Plan Review and Preliminary Plat LOCATION. Northwest Corner of South University Avenue and Hindman Park Way DEVELOPER Bluefin Development 610 President Clinton Avenue Suite 1A Little Rock, AR 72201 OWNER/AUTHORIZED AGENT: Bluefin Development, LLC & Mary & Tony Bald ridge/Own ers Tim Daters/Agent SURVEYOR/ENGINEER: White-Daters & Associates/Engineer AREA: 1.66 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 12 CENSUS TRACT: 20.01 CURRENT ZONING: C-3 and C-4, General Commercial and Open Display ALLOWED USES: General Commercial, Retail, Automobile -oriented, and Open Display PROPOSED ZONING: C-3 and C-4 PROPOSED USE: Convenience store with gas pumps VARIANCE/WAIVERS: 1. Section 31-210: Driveway spacing 2. Sidewalks adjacent to University Avenue November 21, 2019 SUBDIVISION ITEM NO.: 1 (Cont. BACKGROUND: FILE NO.: S-12 This property is developed with a structure most recently used as a bank. The applicant is seeking to redevelop the site with a convenience store with gas pumps. Additional property abutting Mabelvale Pike would be added to the property containing the bank building to provide sufficient space for the development and continued access to Mabelvale Pike. This request is for both approval of a site plan for the site redevelopment and a preliminary plat to combine the two parcels into a single lot. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT. This project is a convenience store with gas pumps under a detached canopy. The existing driveways connecting the property to University Drive and Hindman Park Way/West 65th Street. The site will continue to access Mabelvale Pike through a shared driveway with an adjacent lot. Additional commercial space indicated on the site plan may or may not be constructed with the initial development. B. EXISTING CONDITIONS- 1. The site is developed with a building previously used as a bank. 2. Across Mabelvale Pike is a church and a funeral home. 3. Opposite the proposed development on the east side of University Avenue are two properties containing convenience stores with gas pumps. 4. The properties on the south side of Hindman Park Way/West 65th Street are retail sales uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one phone call seeking additional information about the proposed development. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site, as well as the Wakefield, Mead owcliff/Brookwood/Ponderosa, and South Brookwood Ponderosa neighborhood associations. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Mabelvale Pike is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2 November21, 2019 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: 5-1265-A 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Mabelvale Pike including 5-foot sidewalks with planned development. The new back of curb should be placed at the same width as the new curb installed to the north of the north driveway. The north driveway apron may need to be modified. 3. ADA access ramp should be installed at the 65th Street and University Ave. intersection. The SB University Ave right turn lane island should be modified to provide an ADA compliant crossing. 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 5. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. 6. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 7. Storm water detention ordinance applies to this property. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner. 8. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Avariance should be requested for the driveway locations. Driveway spacing on an arterial street (University Ave) is 150 ft. from the side property line and 300 ft. from street intersections and other driveways. Driveway spacing on collector streets (W. 65th St. and Mabelvale Pike) is 125 ft. from the side property line and 250 ft. from street intersections and other driveways. The width of driveway must not exceed 36 feet. 10. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer Available to this site. FOG Analysis required. 3 November 21, 2019 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1265-A Enter Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. Power lines are along 65th and University. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. CenterPoint Enema: No comment. 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. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions maybe required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. A 36-inch water line runs on the east side of the property. Care must be taken to protect the water lines and any appurtenances, such as access and air release vaults, or monumentation which may be in the area. No signs, light poles, dumpster pads or other structures on foundations will be allowed within 10 feet of the pipeline. Paved parking and driveways are allowed. Field verification of the pipeline depth and location will need to be made by the Owner. Construction of the proposed improvements must be performed with materials and techniques that will not harm or damage the pipelines or interfere with their operation. Contact CAW at 501-594-5261, 24 hours prior to any work near the water line. Provide an easement to Central Arkansas Water with a width of 10-feet each side of the water line running the length of the water main. 4 November 21, 2019 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.:_S-1265-A Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received Countv Plannina: No comment received. F. BUILDING CODES/LANDSCAPE: Building Code: Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Building Codes Division before occupancy takes place. For information on submittal requirements and the review process, contact a commercial plans examiner: 5 November 21, 2019 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1265-A Curtis Richey at 501.371.4724; cricheyalittlerock.orq or Steve Crain at 501-371-4875; scrain@littlerock.gov Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Screening requirements will need to be met for the vehicular use areas adjacent to street rights -of -way. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 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. This strip shall be at least nine (9) feet wide. A small portion of the north perimeter planting area is deficient. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. 4. Landscape areas shall 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 shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 5. Eight percent (8%) of the vehicular use area must be designated for green space, this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 6. A landscape irrigation system shall be required for developments of one (1) acre or larger. 7. 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. TRANSPORTATION/PLANNING: Rock Region Metro: No comment received. November 21, 2019 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: 5-1265-A Planning Division: No comment. H. SUBDIVISION COMMITTEE COMMENT October 30, 2019 The applicant was not present. Staff presented the item to the committee. Planning staff would forward the comments to the applicant. Planning staff requested the proposed truck route through the property and the fill area/fuel tank locations be added to the site plan. Also, information on proposed signage and operating hours should be provided. Lastly, the applicant was asked to confirm if a restaurant use is included in the development or a drive-thru. Public Works indicated a dedication of 30-feet from the centerline of Mabelvale Pike would be required and half -street improvements to Mabelvale Pike including 5-foot sidewalks were also required. The driveway locations as shown did not meet the traffic access and circulation requirements and the driveway width should not exceed 36-feet. An additional comment was to construct an ADA access ramp at the intersection of Hindman Park Way and University Avenue as well as sidewalks. Landscape comments noted a small portion of the north perimeter planting area was insufficient. Other comments were general in nature. The applicant was informed responses were to be received by November 6, 20% The committee forwarded the item to the full commission. ANALYSIS A revised site plan was submitted in response to the Subdivision Committee comments. The truck route and fill area/fuel tanks were added to the plan. A sign is proposed for the southeast corner of the site near to the intersection of University Avenue and Hindman Park Way. This sign and any building signage would comply with the maximum allowed under the zoning code. The building configuration was modified and the future addition removed from the proposed plan. No restaurant or drive-thru is included in the development. The additional right-of-way and half -street improvements for Mabelvale Pike are shown as requested. 7 November 21, 2019 SUBDIVISION ITEM NO.: 1 (Cont. J FILE NO.: S- The locations of the driveways remain unchanged and are proposed to keep the existing configuration. The applicant has not added the requested ADA improvements and sidewalk adjacent to University Avenue. STAFF RECOMMENDATION: Staff recommendation will be forthcoming. PLANNING COMMISSION ACTION: (NOVEMBER 21, 2019) The applicant was present. There was one registered objector present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. Troy Laha of Southwest Little Rock United for Progress addressed the commission. Neighbors at their meeting discussed the request at length. Overall, the comments were there were too many driveways and that leads to traffic and circulation problems. Mr. Laha also noted he did not see a sign for the public hearing on the property and the applicant or agent did not meet with the neighborhood. The opinion expressed by SWLRUP is that another convenience store with gas pumps. Tim Daters of White-Daters and Associates spoke on behalf of the application. Mr. Daters confirmed the developer was seeking to demolish the bank building and construct a convenience store with gas pumps. The three existing drives would remain. Improvements would be made to Mabelvale Pike and a sidewalk would be added on 65tn Street near the intersection with University Avenue with ADA ramps. He also acknowledged there was no intention to slight the membership of SWLRUP by not meeting with the neighborhood. There was no further discussion. Chairman Latture asked the commission for a motion. Commissioner Hart made a motion to approve the site plan and preliminary plat as presented. Commissioner Haynes seconded. The vote was 10 ayes, 0 noes, and 1 absent. E.,