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HomeMy WebLinkAboutS-1474-A Staff AnalysisMarch 10, 2011 ITEM NO.: 4 FILE NO.: S-1474-A NAME: Kum and Go Subdivision Site Plan Review LOCATION: Located on the Southwest corner of Colonel Glenn Road and South University Avenue DEVELOPER: Kum and Go Attn: Abbey Gilroy 6400 Westown Parkway West Des Moines, IA 50266 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.02 acres CURRENT ZONIN PLANNING DISTRICT: CENSUS TRACT NUMBER OF LOTS: 1 C-3, General Commercial 10 — Boyle Park 21.02 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: FT. NEW STREET: 0 LF The applicant is requesting a subdivision site plan review for the placement of a convenience store with a separate gas pump island on the site located at the intersection of Colonel Glenn Road and South University Avenue. The request also includes the creation of an out -parcel for the proposed convenience store. The building is proposed containing 4,958 square feet and the canopy is proposed as a 49-foot by 56-foot structure over ten (10) pump stations. The site plan indicates the placement of 35 parking spaces. Two sign locations are indicated on the site plan. The signs are indicated with a maximum height of thirty-six (36) feet and a maximum sign area of 160 square feet. Two drive locations are indicated; one existing located on Colonel Glenn Road and the second a proposed newly constructed drive from South University Avenue. March 10, 2011 UBDIVISION ITEM NO.: 4 (Cont. EXISTING CONDITIONS: FILE NO.: S-1474-A This intersection contains a number of uses including residential, commercial, office and institutional uses. Within the shopping center development containing this parcel there are restaurants, an office supply store, medical offices, a carwash, a beauty supply store and a number of similar type uses. Across Colonel Glenn Road to the north are two apartment developments, a Wal-Greens and a strip retail center. To the northeast, across South University Avenue, is a shopping center owned by UALR which contains a number of retail and office use. To the east of the site there are retail and office uses including a former movie theater, a strip center, fast food restaurants and a convenience store with gas pumps and a drive-thru restaurant. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 feet of the site and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 2. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 3. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. Vehicle parking is not allowed to back into access easement. 7. The maximum allowed driveway width is 36 feet. 2 March 10, 2011 SUBDIVISION ITEM NO.: 4 fCont. FILE NO.: S-1474-A 8. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 9. Shared access easement should be provided at the driveway locations. 10. If approved, the proposed right turn lane should be extended to the western property line of the proposed development. 11. If approved, this portion of the intersection will be required to be resignalized as part of the intersection improvements. 12. The bus stop located south of the University Avenue driveway should be moved further south per CLR Traffic Engineering and AHTD requirements if the driveway is installed. AHTD has the ultimate control of the future location. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer is available to this project. Enter : No comment received. Center -Point Ener : Approved as submitted. 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. Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the developer's expense. Please submit plans for water facilities 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. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this development in addition to normal charges. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPS) 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 PRZ assembly, successful tests of the assembly must be completed by a Certified Assembly 3 March 10, 2011 SUBDIVISION ITEM NO.: 4 f Cont. FILE NO.: S-1474-A 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. Fire Department: Place fire hydrants per code. The proposed fuel canopy must be placed to maintain adequate height and clearance by all fire vehicles. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The landscape ordinance requires a nine (9) foot wide perimeter landscape strip around the sites entirety unless the are cross accesses within these areas. 3. The previous site plan indicated a landscape easement along University Avenue. 4. Interior landscape islands are required to be provided. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7 '/2 feet in width and 150 square feet in area. The interior islands must be evenly distributed throughout the site. 5. Building landscaping will be required with the proposed development. 6. An automatic irrigation system to water landscaped areas will be required. 7. Prior to the issuance of a building permit, it will be necessary to provide an appro.ved landscape plan stamped with the seal of a Registered Landscape Architect. 8. Street trees are both highly encouraged and appreciated. 0 March 10, 2011 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: S-1474-A G. SUBDIVISION COMMITTEE COMMENT: (February 17, 2011) Mr. Tim Daters of White-Daters and Associates and Mr. Ernie Peters of Peters and Associates were present representing the request. Staff presented an overview of the development stating there were a number of outstanding technical issues associated with the request in need of addressing prior to the Commission acting on the request. Staff stated the plan as presented did not comply with the City's Landscape Ordinance. Public Works comments were addressed. Staff stated the redesign of the intersection of South University Avenue and Colonel Glenn Road would require approval by AHTD prior to construction. Staff also stated vehicle parking was not allowed to back into access easement. Mr. Peters stated State Farm Insurance had reviewed a number of intersections within the City and made recommendations for redesign to promote safety. He stated one of the intersections reviewed was the Colonel Glenn/South University Avenue intersection. He stated the recommendation removed the sweeping curves that presently existed and channeling the traffic. Mr. Daters stated with the channeling of the traffic into the traffic lanes this reduced the number of accidents. Staff questioned if the Highway Department was on board with the proposal. Mr. Daters stated AHTD was continuing to review the request. Landscaping comments were addressed. Staff stated interior landscaping and building landscaping would be required with the development. Staff also stated an automatic irrigation system would be required and a certified landscape plan would be required prior to the issuance of a building permit. 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 a number of the issues raised at the February 17, 2011, Subdivision Committee meeting. The revised plan no longer indicates parking backing into the access easement. A landscape strip along the southern perimeter nine (9) feet wide has been indicated on the site plan and landscape islands have been included along the western perimeter. The applicant has indicated interior landscaping and building landscaping will comply with the typical ordinance standards. 5 March 10, 2011 SUBDIVISION EM NO.: 4 [Cont. FILE NO.: S-1474-A The development is proposed as a convenience store with a separate fuel canopy. Per Section 31-13 multiple buildings located on a site are to be reviewed through the Subdivision Site Plan Review process. The developments are revised on a case by case basis for consideration of project particulars including the provisions of parking and landscaping in accordance with the appropriate ordinances, siting of buildings and the relationships with adjoining properties. The applicant is also requesting the creation of a separate parcel for the convenience store and fuel center. The lot is proposed containing 2.02 acres. The lot will be served by existing cross access easements within the development. The property is zoned C-3, General Commercial. The building is proposed containing 4,958 square feet. The fuel center canopy is proposed 49-feet by 56-feet over ten (10) pump stations. The site plan indicates the placement of 35 parking spaces. Based on the typical minimum parking required for a retail development a total of 16 parking spaces would be required. The maximum building height proposed is 35-feet. The height is consistent with building heights allowed in the C-3, General Commercial Zoning District. The site plan indicates the placement of two (2) sign locations, one each on Colonel Glenn Road and South University Avenue. The signs are indicated as pole signs with a maximum height of thirty-six (36) feet and a maximum sign area of one hundred sixty (160) square feet. Building signage is proposed on the facade of the building and the fuel canopy on the facades abutting the public rights of way. The signage plan as proposed is consistent with signage allowed in commercial zones. The site plan is proposed with a redesign of the intersection of South University Avenue and Colonel Glenn Road and the placement of a new drive on South University Avenue. The redesign of the intersection and the driveway placement will require approval by AHTD prior to construction. Staff is supportive of the request. The site is an existing developed site with this piece being the only vacant area on the site. When the site was developed the site was overlaid with cross access and cross parking agreements. The applicant has included additional landscaping within the site and building landscaping will be placed to comply with the typical ordinance requirements. The request includes a plat to allow the creation of this out -parcel. Staff is supportive of the plat as proposed. The plat area contains 2+ acres well in excess of the typical minimum ordinance requirements for the zoning district. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the development of the site as proposed complies with typical development standards of the various ordinances. n March 10, 2011 SUBDIVISION ITEM NO_: 4 Cont. I. STAFF RECOMMENDATION: FILE NO.: S-1474-A Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (MARCH 10, 2011) Mr. Tim Daters of White Daters and Associates was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. VA ITEM NO._ 4 NAME: Kum and Go Subdivision Site Plan Review S-1474-A LOCATION: located on the Southwest corner of Colonel Glenn Road and South University Avenue Planning Staff Comments: 1. Provide notification of 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 February 23, 2011. The Office of Planning and Development must receive the proof of notice no later than March 4, 2011. 2. Provide the location of all existing signs for the site. The site plan indicates the placement of two (2) signs to serve the new business. The property is zoned commercially which allows for a maximum sign height of 36-feet and a maximum sign area of 160 square feet. Please not the sign height and area on the site plan. 3. Building signage will be allowed on the north and east faces of the building and fuel canopy. The maximum sign area allowed is ten percent of the fagade area. 4. Will a lot be created or is the developed proposed on a lease parcel? Variance/Waivers: None requested. Public Works Conditions: 1. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 2. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 3. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 6. Vehicle parking is not allowed to back into access easement. 7. The maximum allowed driveway width is 36 feet. 8. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 9. Shared access easement should be provided at the driveway locations. 10. Staff does not recommend, the proposed intersection modification to channelize the right turn movement. This modification will reduce capacity of right turn movements. 11.If approved, the proposed right turn lane should be extended to the western property Item # 4. line of the proposed development. 12. If approved, this portion of the intersection will be required to be resignalized as part of the intersection improvements. 13.The bus stop located south of the University Avenue driveway should be moved further south per CLR Traffic Engineering and AHTD requirements if the driveway is installed. AHTD has the ultimate control of the future location. Utilities and Fire Department/County Planning: Wastewater: Sewer is available to this project. Entergy: No comment received. Center -Point Ene : Approved as submitted. 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. Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the developer's expense. Please submit plans for water facilities 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. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this development in addition to normal charges. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPS) 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 PRZ assembly, 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. Fire Department: Place fire hydrants per code. The proposed fuel canopy must be placed to maintain adequate height and clearance by all fire vehicles. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. rks and Recreation: No comment. Planning Division: No comment. Item # 4. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The landscape ordinance requires a nine (9) foot wide perimeter landscape strip around the sites entirety. Currently, the area is deficient along the northern and western perimeters. A variance from the City Beautiful Commission must be obtained prior to the issuance of a building permit. 3. The previous site plan indicated a landscape easement along University Avenue. The current plan does not include the easement. 4. Interior landscape islands are required to be provided. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7'/2 feet in width and 300 square feet in area. The interior islands must be evenly distributed throughout the site. 5. Building landscaping will be required with the proposed development. 6. An automatic irrigation system to water landscaped areas will be required. 7. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 8. Street trees are both highly encouraged and appreciated. 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, February 23, 2011. Item # 4.