HomeMy WebLinkAboutS-1788-A Staff AnalysisApril 27, 2017
ITEM NO.: 4
FILE NO.: S-1788-A
NAME: Kum and Go Convenience Store Subdivision Site Plan Review
LOCATION: Located at 15617 Chenal Parkway
EVELOPER:
Kum and Go 139
Robert Fiebio, III
6400 Westown Parkway
West Des Moines, IA 50266-9857
ENGINEER:
Ozark Civil Engineering
3214 NW Avignon Way, Suite 4
Bentonville, AR 72712
AREA: 1.58 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 18 — Ellis Mountain CENSUS TRACT: 42.18
CURRENT ZONING: C-3, General Commercial District
VARIANCE/WAIVERS:
1. A variance from Sections 30-31 and 31-210 to allow the drive on Wellington Hills
Road less than the typical development standards for a minor arterial street
designation including the distance from property lines, distances between drives and
the driveway width.
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT:
The applicant is requesting site plan review approval per Section 31-13 of the
Little Rock Code of Ordinances. The development is proposed with a
6,210 square foot convenience store, 12 fuel pump with canopy, drainage, water,
sanitary sewer services and site lighting to facilitate on -site parking for the
proposed development. The site proposes two (2) access drives, a full shared
access for the east drive serving Wellington Hills Road and a right -in and
right -out only access for the north drive serving Chenal Parkway. The request
includes a variance from the City minimum standards for the driveway separation
from an intersection. The request is to allow the drive to be located 277.5-feet
April 27, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.)
FILE NO.: S-1788-A
from the intersection rather than the 300-foot typical standard. The request also
includes the allowance of the driveway width to be 40-feet rather than the typical
36-foot wide standard.
Kum and Go proposes to construct a deceleration lane which will be located
along Chenal Parkway. The deceleration lane will extend from the intersection of
Chenal Parkway and Wellington Hills Road, east, and terminate at the proposed
Kum and Go access drive located at the northeast property corner of the
Kum and Go site. The proposed roadway improvements will consist of an
11-foot asphalt surface drive lane with a 2-foot concrete curb and gutter, a 5-foot
concrete sidewalk and a network of underground storm sewer pipes.
B. EXISTING CONDITIONS:
The general area contains a mixture of uses and zoning. To the west is the
former One Source Home Center which has been converted to indoor recreation,
a trampoline park, and the remainder of the building is office space. Further west
is a bank and across Kanis Road the Kroger PCD development which contains a
number of retail uses including restaurant spaces. East of the site is
undeveloped 0-2, Office and Institutional zoned property which was recently
approved for high rise multi -family. The property to the north across Chenal
Parkway is currently under redevelopment with commercial uses as allowed in
the C-3, General Commercial zoning district. Northwest of the site is a
Wal-greens, a fast food restaurant and an automotive service business. An
abandoned plant nursery and a mini -warehouse development are located to the
south across Kanis Road.
A fairly large portion of the property, almost the entire east one-half of the
property, is located in the floodway of Rock Creek, as the creek runs north/south
through the property near the east property line.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Parkway
Place Property Owners Association and the Kanis Creek Property Owners
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Chenal Parkway is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way should be a sufficient width to construct
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ITEM NO.: 4 (Cont.)
FILE NO.: S-1788-A
one (1) additional - 11 foot lane, 2 feet of curb and gutter, a 6 feet green
space and a 5 foot sidewalk.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construction one-half street improvements to Chenal
Parkway, Chenal Parkway Bridge, and the 5 foot sidewalk with the planned
development. One (1) additional lane should be constructed of an 11 foot
lane width and 2 feet of curb and gutter. A payment should be made in -lieu
of construction of the first 15 linear feet of the bridge. The payment should
be for the estimated cost to widen the Chenal Parkway Bridge to provide
three (3) - 11 foot vehicle travel lanes, a 2 foot parapet wall, a 10 foot
pedestrian lane and the outer bridge deck wall. The unit cost of the bridge
widening was provided to the design professionals on the project. The
payment should be made to the City of Little Rock prior to the execution of
the final plat.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. 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. Is an advanced
grading variance being requested to advance grade future phases with
construction on Lot 1 ?
5. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer and/or land owner.
6. 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.
7. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
8. The minimum Finish Floor elevation of at least one (1) foot above the base
flood elevation is required to be shown on plat and grading plans.
9. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25-foot
wide drainage and access easement is required adjacent to the floodway
boundary. The area within the proposed floodway should be rezoned Open
Space.
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SUBDIVISION
ITEM NO.: 4 (Cont.)
FILE NO.: S-1788-A
10. Alteration of the water course will require approval from the Little Rock
District of the US Army Corps of Engineers prior to start of work.
11. The proposed alteration of the floodway will require flood map revisions.
Obtain a conditional letter of map revision (CLOMR) and no rise certification
approval from Public Works and the Federal Emergency Management
Agency prior to issuance of a grading permit and/or building permit.
An approved letter of map revision (LOMR) or the adoption of the
preliminary FIRMs must be obtained prior to issuance of a certificate of
occupancy.
12. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The lots share driveway
access centered on the property line. The width of driveway must not
exceed 36 feet. The driveway spacing on arterial streets is 150 feet from
the side property line and 300 feet from street intersections and other
driveways. Separate driveway variances are required for the driveway
width and spacing.
13. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
14. Erosion controls must be installed to reduce discharge of polluted
stormwater.
15. 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.
16. Prior to construction of retaining walls, a engineer's certification of design
and plans must be submitted to Public Works for approval. After
construction, an as -built certification is required for construction of the
retaining wall.
17. All driveways shall be concrete aprons per City Ordinance.
18. The access ramp on the northwest corner of the property should be
reconstructed per PW-51 to align the ramp with the Wellington Hills Road
pedestrian crossing.
19. Per Section 29-190, a minimum undisturbed strip 25 feet wide except for
reasonable access shall be provided along each side of streams having a
10 year storm >150 cfs. The undisturbed strip should be measured from the
top of the bank.
20. Per Section 29-190, a minimum undisturbed strip 25 feet wide except for
reasonable access shall be provided along each side of streams having a
10 year storm >150 cfs. The undisturbed strip should be measured from the
top of the bank.
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April 27, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.)
FILE NO.: S-1788-A
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer main extension required with easements if new
sewer service is required for this project (Lot 1).
Entergy: Entergy does not object to this proposal. A three phase power line
exists along the north property line on Chenal Parkway. It does not appear to be
in conflict with the proposed plans. Caution should be used when constructing a
drive underneath the existing power line to ensure that all proper clearances are
maintained. Contact Entergy in advance to discuss future service requirements,
new facilities locations and adjustments to existing facilities (if any) as this project
proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. 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.
3. A Capital Investment Charge based on the size of meter 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.
4. Contact Central Arkansas Water regarding the size and location of the
water meter.
5. The facilities on -site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
6. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
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ITEM NO.: 4 (Cont.)
FILE NO.: S-1788-A
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water's Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
7. 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 back flow preventer shall be required.
Fire Department: Full plan review.
1. Maintain Access:
2. Hire 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.
3. 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.
4. 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.
5. 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 (Jason Lowder 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.
County Planning: No comment.
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
bus route.
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SUBDIVISION
ITEM NO.: 4 (Cont.)
F. ISSUES/TECHNICAL/DESIGN:
FILE NO.: S-1788-A
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov
or Mark Alderfer at 501.371.4875; malderfer _littlerock.gov.
Planning Division: No comment.
Landscape-
1 . Site plan must comply with the City's landscape and buffer ordinance
requirements and the Chenal Overlay District.
2. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-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. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
4. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The minimum dimension shall be nine (9) feet. The property to the
east is zoned OS. As a component of all land use buffer requirements,
opaque screening, whether a fence or other device, a minimum of six (6) feet
in height shall be required upon the property line side of the buffer. A
minimum of seventy (70) percent of the land use buffer shall be undisturbed.
Easements cannot count toward fulfilling this requirement. The plantings,
existing and purposed, shall be provided within the landscape ordinance of
the City, Section 15-81. A portion of the southeast buffer is deficient.
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 of 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.
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ITEM NO.: 4 (Cont.)
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FILE NO.: S-1788-A
6. 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.
7. A landscape irrigation system shall be required for developments of one (1)
acre or larger.
8. 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.
SUBDIVISION COMMITTEE COMMENT:
(April 5, 2017)
The applicant was present representing the request. Staff presented an
overview of the item stating the request was for site plan review for the
placement of multiple buildings on the site, a convenience store with a detached
fuel canopy. Staff requested information concerning the dumpster location and
the proposed hours of service. Staff also questioned the proposed signage plan.
Public Works comments were addressed. Staff stated they were supportive of
the driveway width variance request. Staff stated street improvements were
required along Chenal Parkway with the site development including a
deceleration lane. Staff noted the drive on Chenal Parkway was a right in right
out driveway only. Staff stated the floodway area was to be rezoned to OS,
Open Space, and be dedicated to the City or be retained as a floodway
easement. Staff requested the applicant provide a sketch grading and drainage
plan.
Landscaping comments were addressed. Staff stated building landscaping would
be required at the time of development. Staff stated interior landscaping of the
vehicular use area was required at eight (8) percent of the overall paved area.
Staff stated the southeastern perimeter landscape strip dropped below the
nine (9) foot minimum.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
ANAI YRIS_
The applicant submitted a revised site plan to staff addressing most of the
technical issues associated with the proposed site plan review request. The
April 27, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1788-A
applicant has provided the proposed dumpster location and noted the hours of
dumpster service. The applicant has also provided the proposed signage plan.
The request is for a Subdivision/Multiple Building Site Plan Review as per
Section 31-13 of the Little Rock Code of Ordinances. The Subdivision Ordinance
states Subdivision Site Plan Review is a development review process that
provides for case by case consideration of project particulars including the
provision of parking and landscaping in accordance with the appropriate
ordinances, siting of buildings, and the relationships with adjoining properties.
The development is proposed with a 6,210 square foot convenience store,
12-fuel pumps with canopy, drainage, water, sanitary sewer services and site
lighting to facilitate on -site parking for the proposed development.
The site proposes two (2) access drives, a full shared access for the east drive
serving Wellington Hills Road and a right -in and right -out only access for the
north drive serving Chenal Parkway. The request includes a variance from the
City minimum standards for the driveway separation from an intersection on
Wellington Hills Road and Chenal Parkway. The request is to allow the drive to
be located 277.5-feet from the intersection rather than the 300-foot typical
standard. The request also includes the allowance of the driveway width to be
40-feet rather than the typical 36-foot wide standard.
Kum and Go proposes to construct a deceleration lane which will be located
along Chenal Parkway. The deceleration lane will extend from the intersection of
Chenal Parkway and Wellington Hills Road, east, and terminate at the proposed
Kum and Go access drive located at the northeast property corner. The
proposed roadway improvements will consist of an 11-foot asphalt surface drive
lane with a 2-foot concrete curb and gutter, a 5-foot concrete sidewalk and a
network of underground storm sewer pipes.
The applicant has indicated two (2) sign locations. The signs are proposed with
a maximum height of eight (8) feet and a maximum sign area of 100 square feet.
The applicant has indicated fuel canopy signage will be located on the western
and northern facades of the fuel canopy. The signage as proposed complies
with the typical development standards of the Chenal/Financial Center Design
Overlay District.
The site plan indicates the placement of the dumpster behind the building and
fully screened from view of the driveways and the street. The applicant notes the
hours of dumpster service will be limited to 7 am to 6 pm Monday through Friday.
The applicant has indicated the store will most likely not be a 24-hour, 7-day a
week store. The applicant notes the request includes the allowance for 24-hour
access seven (7) days per week.
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April 27, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.)
FILE NO.: S-1788-A
Ordinance No. 20,839 adopted by the Little Rock Board of Directors on
February 11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the
term of approval of a site plan to a maximum of three (3) years from the date of
approval. If an approved multi -phase development, has not been completed
within three (3) years of the date of approval the site plan must be reviewed and
reapproved by the Commission in the same manner as the initial site plan review.
Staff is supportive of the applicant's request. The applicant is seeking approval
for a multiple building site plan review to allow the placement of a convenience
store with a detached fuel canopy on this site which zoned C-3, General
Commercial District. (A convenience store is an allowable use within the C-3,
General Commercial Zoning District.) The review is to establish compliance with
the development criteria of the various City Ordinances. The applicant has
indicated adequate landscaping, setbacks, parking, building heights and a
signage plan to comply with the zoning district. The variances are associated
with the driveway spacing and driveway widths proposed to serve the site. Staff
does not feel these variances are significant and will cause any adverse impact
on this development or the abutting streets.
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 variance request from Sections 30-31 and
31-210 to allow the drives on Wellington Hills Road less than the typical
development standards for a minor arterial street designation including distance
from property lines, distances between drives and the driveway width.
PLANNING COMMISSION ACTION: (APRIL 27, 2017)
The applicant was present. 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. Staff presented a recommendation of approval of the variance
request from Sections 30-31 and 31-210 to allow the drives on Wellington Hills Road
less than the typical development standards for a minor arterial street designation
including distance from property lines, distances between drives and the driveway
width. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
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