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HomeMy WebLinkAboutS-1415-B Staff AnalysisOctober 7, 2004 ITEM NO.: 8 FILE NO.: S-1415-B NAME: Bowman-Kanis Retail Center Site Plan Review LOCATION: Located on the Northwest corner of Kanis Road and Bowman Road DEVELOPER: USA Drug 3017 North Midland Drive Pine Bluff, AR 71603 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 10.23 acres CURRENT ZONING PLANNING DISTRICT CENSUS TRACT: NUMBER OF LOTS: 1 FT. NEW STREET: 0 C-3, General Commercial District, with conditions 18 — Ellis Mountain Planning District 42.10 VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: On October 20, 1998, the Little Rock Board of Directors adopted Ordinance No. 17,850 rezoning an 11.25-acre tract to 0-3 and C-3 on the northwest corner of Kanis and Bowman Roads. The proposal included the development of the site with a 300 foot by 150 foot "no build area" at the intersection of Kanis and Bowman Roads. The site had limited driveways onto Kanis Road. The eastern drive, located approximately 200-feet west of the Kanis/Bowman Road intersection, was proposed as a right -turn exit only. The western driveway, located approximately 300 feet west of the Kanis/Bowman intersection, was to be a service entrance/exit only. The approval also limited the permitted uses to those listed in the "C-2" Shopping Center District. October 7, 2004 SUBDIVISION ITEM NO.: 8 FILE NO.: S-1415-B A proposal which included this tract of land was reviewed and approved by the Commission earlier in 2003 but was not forwarded to the Board of Directors for final action. The applicant proposed to rezone the site from various zoning classifications to PCD to allow the development of a home center on the site. Ordinance No. 18,985 adopted November 18, 2003, established the Bowman and Kanis Retail Center Long -form PCD. The Planning Commission heard the proposal at their October 16, 2003 Public Hearing and forwarded a recommendation of approval to the Board of Directors. The applicant proposed a seven -lot plat through the Planned Development process. Lots 1 - 6 were zoned C-3, General Commercial and Lot 7 was zoned 0-3, General Office. The applicant proposed a USA Drug to locate on Lot 1 (an allowable use under the C-3 zoning classification) but the building was proposed to be located within the area previously approved as a no -build zone (300-foot by 150-foot). The applicant indicated only one lot would be developed under the proposed development plan and requested Lot 1 be designated with PCD zoning (with C-3 uses as alternative uses) retaining the C-3 and 0-3 zoning on the other six lots. The applicant submitted a request to revise a previously approved PCD and allow the addition of gas pumps to the original USA Drug PCD on March 11, 2004. At the applicant's request, the Commission deferred the request until the May 6, 2004, Public Hearing, at which time the applicant requested a revocation of the PCD Zoning and the restoration of the previous C-3, General Commercial District zoning, with conditions. The Little Rock Board of Directors at their June 15, 2004, Public Hearing approved the request for revocation by the adoption of Ordinance No. 19,124. A. PROPOSAL/REQUEST: The applicant now proposes the construction of a 16,500 square foot retail building along with 117 parking spaces. The applicant has indicated there will be four gas pumps and a kiosk added to the site necessitating the site plan review process. As indicated, when the property was zoned to C-3, General Commercial District, there were conditions placed on the zoning. The site plan included the placement of a 300-foot by 150-foot "no build area". The proposed buildings are located outside of this "no build area". The proposed site plan indicates the placement of two pylon signs, the maximum allowed by ordinance. The signs are to be located near the western drive on Lot 1 and at the intersection of Bowman and Kanis Roads. The applicant has indicated the days and hours of operation from 5:00 am to 1:00 am, seven days per week. The applicant has also indicated a maximum K October 7, 2004 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: S-1415-B building height of 35-feet and all site lighting will be low level and directional, directed inward away from residentially zoned properties. The proposed site plan indicates a right-of-way dedication of 45-feet from the centerline on both Bowman and Kanis Roads. The applicant has also indicated a 20-foot radial dedication at the intersection of the two roadways. The applicant has indicated all required street improvements will be constructed to the roadways with the development of individual lots abutting the roadway. A twelve foot turn lane will be added to Kanis Road at the intersection with Bowman Road. B. EXISTING CONDITIONS: The site contains a plant nursery, which is currently being demolished. The site is relatively flat, with drives from Kanis Road and Bowman Road. Both Kanis and Bowman Roads adjacent to the site are not constructed to Master Street Plan standard. To the north of the site is vacant C-3, zoned property currently preliminary platted into seven lots. To the east of the site is a vacant 0-3 zoned tract abutting Kanis Road with C-3, General Commercial District zoned property located to the northwest. Other uses in the area include commercial and office uses. The Creekwood Plaza Shopping Center is located across Bowman Road to the east and a drycleaners is located across Kanis Road in a strip retail center to the south. To the southeast of the site is a commercial business, currently a liquor store. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents. All owners of property located within 200-feet of the site, the John Barrow Neighborhood Association and the Gibralter Heights/Point West/Timber Ridge Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment regarding proposed change to add a fuel canopy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Enteray: Approved as submitted. 3 October 7, 2004 SUBDIVISION ITEM NO.: 8 (Cont.) _ FILE NO.: S-1415-B Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional information. Fire De artment: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: Proposed building landscape areas need to be clearly identified. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (September 16, 2004) Mr. Joe White and Mr. Dickson Flake were present representing the applicant. Staff presented a brief history of the site along with an overview of the proposed development. Staff stated the current request was for a multiple building site plan review to allow the placement of a gas canopy and pumps on the site in CI October 7, 2004 SUBDIVISION ITEM NO.: 8 [Cont.] FILE NO.: S-1415-B addition to the USA Drug Store. Staff requested the applicant provide a detailed signage plan including canopy signage proposed. Staff also requested the applicant indicate the no build area on the proposed site plan. Staff questioned the sight distance exiting the pharmacy drive through. Mr. White stated this was an issue and he would realign the drive to correct the problem. Landscaping comments were addressed. Staff stated the indicated building landscaping did not appear to be adequate. Mr. White stated he would address this concern. He stated the landscaping was included but not clearly identified. There was a general discussion concerning the indicated layout and the placement of the gas canopy and pumps. Mr. White stated the location would allow for customers to park and fill up then pull forward to go into the store. There was a question regarding the maneuverability within the site with the current location of the pumps. Mr. White and staff stated the location would allow for traffic flow and stacking outside the right-of-way. 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 most of the issues raised at the September 16, 2004 Subdivision Committee meeting. The applicant has indicted a detailed signage plan for the proposed development. The applicant has also indicted the no build area on the site plan. The applicant has adjusted the pharmacy drive through to allow for additional sight distance and clearly identified the building landscaping. The proposed development includes the construction of 16,500 square feet of retail space along with 117 parking spaces. The applicant has indicated there will be four gas pumps and a kiosk added to the site. The typical minimum parking required for a retail building containing the indicated square footage would be 55 parking spaces. The indicated parking is more than adequate to meet the typical minimum parking demand. The proposed site plan indicates the placement of two pylon signs, the maximum allowed by ordinance. The signs are to be located near the western drive on Lot 1 and at the intersection of Bowman and Kanis Roads. The ordinance typically allows signage in commercial zones a maximum of thirty-six feet in height and 5 October 7, 2004 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: S-1415-B one hundred sixty square feet in area. Since the site has frontage on two streets, the ordinance would allow the placement of the two signs as indicated on the site plan. The applicant has indicated signage will be placed on the street frontage facades of the canopy identifying the business without pricing information. Staff is supportive of the indicated signage. The applicant has indicated the days and hours of operation to be from 5:00 am to 1:00 am seven days per week. The applicant has also indicated a maximum building height of 35-feet and all site lighting will be low level and directional, directed inward away from residentially zoned properties. Staff is supportive of the indicated hours of operation and the proposed site lighting. The proposed site plan indicates a right-of-way dedication of 45-feet from the centerline on both Bowman and Kanis Roads. The applicant has also indicated a 20-foot radial dedication at the intersection of the two roadways. The applicant has indicated all required street improvements will be constructed to the roadways with the development of individual lots abutting the roadway. A twelve foot turn lane will be added to Kanis Road at the intersection with Bowman Road. Staff is supportive of the applicant's indicated right-of-way dedication and the indicated street improvements. Staff is supportive of the proposed site plan. The applicant has indicated the development of the site consistent with ordinance requirements for a subdivision multiple building site plan review. As indicated, when the property was zoned to C-3, General Commercial District, there was a condition placed on the zoning to include the placement of a 300-foot by 150-foot "no build area". The proposed buildings are located outside of this "no build area". The applicant has met the minimum ordinance requirements with regard to building coverage, building setbacks, signage and access and circulation. The applicant has also indicated landscaping adequate to meet the minimum ordinance requirements of the zoning and landscape ordinances. To Staff s knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed placement of the retail building and the addition of the gas canopy, pumps and kiosk should have minimal impact on adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. PLANNING COMMISSION ACTION: (OCTOBER 7, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated to their knowledge there are no outstanding issues n October 7, 2004 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: S-1415-B associated with the proposed request. Staff stated they had only received informational phone calls from area residents concerning the proposed request. Staff stated the applicant had met the minimum ordinance requirements for a site plan review under the current ordinance. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The Chair entertained a motion to place the item on the Consent Agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. N