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Home My WebLink AboutS-1311 Staff AnalysisMay 31, 2001 ITEM NO.: 10 FILE NO.: 5-1311 NAME: Freeway Business Park (Lot 1) - Subdivision Site Plan Review LOCATION: Northeast corner of West 12t' Street and Rodney Parham Road nTi!VF.TdipF.R R. J. Properties, LLC 22461 I-30, Suite 1000 Bryant, AR 72022 AREA: 2.11 acres ZONING: C-3 ENGINEER: Convenience Design, Inc. P. O. Box 164070 Little Rock, AR 72216 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: Commercial PROPOSED USE: VARIANCES/WAIVERS REQUESTED: Convenience store with gas pumps A variance for reduced driveway spacing for two (2) drives along Freeway Drive. BACKGROUND: The property at the northeast corner of West 12�-h Street and Rodney Parham Road is zoned C-3. The applicant wishes to develop a convenience store with gas pumps and a fast food restaurant on this property which is a permitted use within C-3 zoning. However, based on the fact that the applicant is proposing two (2) buildings on the property, the site plan must be reviewed by the Planning Commission. A. PROPOSAL/REQUEST: The applicant proposes to develop a convenience store with gas pumps and a fast food restaurant at the northeast corner of West 12t' Street and Rodney Parham Road. The development will include two (2) structures, a 4,099 square May 31, 2001 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: S-1311 foot convenience store building (21 feet in height) and a separate canopy structure (18 feet in height) which will cover five (5) gas pumps. A row of parking spaces is proposed between the convenience store building and the gas pumps, with a drive-thru window on the north side of the building for the fast food restaurant. Three (3) access points are proposed for the development, two (2) from Freeway Drive and one (1) from West 12 th Street. The applicant is requesting a variance for reduced spacing for the two (2) drives along Freeway Drive. The proposed site plan also shows two (2) ground -mounted sign locations, one at the corner of Rodney Parham Road and West 12t' Street and one at the: corner of Rodney Parham Road and Freeway Drive. The applicant notes that these signs will have an approximate height of 34 feet and an area of approximately 75 square feet. The applicant also notes that the site lighting will be low-level and directional and will not reflect onto adjacent property. Please see the attached site plan for the proposed building, parking and drive locations. B. EXISTING CONDITIONS: The property is undeveloped and grass -covered. Some site work has begun on the property. There is a mixture of commercial and industrial uses across West 12t' Street to the south and across Rodney Parham Road to the west. There is a cemetery immediately east of this property. The remaining lots within the Freeway Business Park are located immediately north and northwest (office and mini -warehouse uses), with Interstate 630 further north. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comments from the neighborhood. The University Park, John Barrow and Briarwood Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Easements shown for proposed storm drainage are required. 2. Easements for proposed stormwater detention facilities N May 31, 2001 SUBDIVISION ITEM NO.: 10 (Coast.) FILE NO.: S-1311 are required. 3. Sidewalks shall be shown conforming to Sec. 31-175 and the "MSP". 4. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 5. Stormwater Detention per Ordinance 14,787 and the "Drainage Manual" is required. 6. Prepare letter for streetlights as required by Sec. 31-403. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 8. A Sketch Grading and Drainage Plan per Sec. 29-186(e)is required. 9. A Grading Permit per Secs. 29-186(c) and (d) is required. 10. Construct a right -turn -lane on 12t' Street for efficient movement of traffic. 11. Make the driveway on 12t' Street right -in -right -out only by constructing a triangular island. 12. Current ordinance does not allow two driveways on the north side of the property. Close driveway closer to the northwest corner of the property or request a variance. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No Comment. ARKLA: No Comment received. Southwestern Bell: The developer will have to pay for the relocation of Southwestern Bell facilities from the existing right-of-way north of West 12t' Street. Contact utility for details. Water: If water facilities need to be adjusted and/or relocated, contact the Water Works. That work would be done at the expense of the developer. Fire Department: Place fire hydrants per City Code. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. 3 May 31, 2001 SUBDIVISION ITEM NO.: 10 Mont. FILE NO.: 5-1311 CATA: Project site is located on bus route #3, but has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN_ Planning Division: No Comment. Landscape Issues: A 6-foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings is required along the eastern perimeter. G. SUBDIVISION COMMITTEE COMMENT: (MAY 10, 2001) Ron Madding was present, representing the application. Staff briefly described the proposed site plan, noting that building height and sign locations needed to be shown on the plan. Mr. Madding noted that site lighting would be low-level and not reflected onto adjacent property. The Public Works requirements were briefly discussed. 'Bob Turner, of Public Works, noted that the department had no problem with the driveway locations proposed and would support a variance for reduced spacing of the two (2) drives along Freeway Drive. The utility comments were briefly discussed. Staff informed the applicant to contact individual utility companies with questions or comments. After the discussion, the Committee forwarded the site plan to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff on May 15, 2001. The revised plan addresses the issues as raised by staff and the Subdivision Committee. The revised plan shows building heights and sign locations as requested. 4 May 31, 2001 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: S-1311 The proposed development will require a minimum of 17 parking spaces. The proposed site plan shows 9 striped spaces between the convenience store building and the canopy structure. There are also 10 parking spaces at the gas pumps. Therefore, the site plan conforms to the parking requirements. As noted in paragraph A., the applicant is requesting a variance to allow reduced spacing for the two (2) proposed driveways from Freeway Drive. The applicant notes that the two (2) drives are needed to assure safe access and maneuvering for fuel transport trucks. The minimum required spacing for the two (2) drives is 250 feet. The proposed spacing is 140 feet. Public Works feels that the variance is reasonable and supports the variance as requested. Otherwise, there should be no outstanding issues associated with the proposed site plan. The buildings as proposed conform to the ordinance requirements for C-3 zoning. Staff feels that the proposed development will have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Any site lighting must be low-level and directed away from adjacent property. 3. Signage must conform to the Zoning Ordinance requirements for C-3 zoned property. 4. Staff supports the variance to allow reduced spacing for the two (2) drives along Freeway Drive. PLANNING COMMISSION ACTION: (MAY 31, 2001) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. 6 May 31, 2001 SUBDIVISION ITEM NO.: 10 (Coiit. FILE NO.: S-1311 The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. 6