HomeMy WebLinkAboutS-1859 Staff AnalysisJanuary 9, 2020
ITEM NO.: A FILE NO.: S-18
NAME. QuikTrip Site Plan Review
LOCATION: Southwest of the intersection of Bass Pro Parkway and Otter Creek Road
DEVELOPER:
Daniel Chambers
QuikTrip Corporation
4705 South 129th East Avenue
Tulsa, Oklahoma 74134
OWNER/AUTHORIZED AGENT:
Fletcher Realty LLC/Owner
Derek Ballbergen, S&ME Inc./Authorized Agent
SURVEYOR/ENGINEER:
Derek Ballbergen, S&ME Inc./Engineer
AREA: 15.77 acres
nM-9
CURRENT ZONING
VARIANCEM/AIVERS:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 16
C-4
FT. NEW STREET: 0 LF
CENSUS TRACT: 41.03
1. Sections 30-43 and 31-210: Driveway locations and widths
2. Section 15-97: Vehicular Use Area Interior Landscaping
3. Section 15-98: Building Area Perimeter Landscaping
BACKGROUND:
This site is a vacant undeveloped tract zoned C-4 and located south of Otter Creek Road
and west of Bass Pro Parkway. Containing approximately 15.77-acres of land the site is
largely paved and was previously used by a trucking concern. The site also abuts the
Interstate 30 frontage road. Northwest of the property is the recently developed
commercial center anchored by Bass Pro and the Outlets of Little Rock.
January 9, 2020
SUBDIVISION
ITEM NO.: A Cont. FILE NO.: S-1859
As the proposed use is permitted in the C-4 district and multiple buildings are proposed,
this request is for a site plan review.
A PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is proposing to develop a travel plaza/fueling station. The proposed
use is allowed in the C-4 zone. The site is located near major traffic routes making
it desirable for the developer to bring the travel plaza/fueling station to the property.
Any existing pavement would be removed and any utility service lines not
necessary for the new development would be removed during the site preparation
and grading. The new development is proposed to be connected to each of the
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The new building would be approximately 8,292 square feet in area, additionally
there would be a trash pad and enclosure, fuel pumps and canopies, as well as a
truck scale.
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B. EXISTING CONDITIONS'
The subject parcel is largely paved; however, is not developed with any structures.
The property to the west contains an equipment/truck rental use. Further west is
a church situated on a sizeable parcel that remains heavily covered in woods.
Across Otter Creek Boulevard is a fuel center/truck stop with a convenience store
and restaurant. Additional commercial uses are found to the northeast of the site.
Interstate 30 is situated to the south and east generally. Industrial uses dominate
the area on the opposite side of the highway.
The overall area is characterized by uses oriented toward commercial uses and a
significant portion would be considered to be primarily used by travelers using
Interstate 30.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has had some communication with representatives of area
neighborhood associations. Some concern has been expressed about traffic
circulation and possible additional congestion from this development. Notice of
the public hearing was sent to all owners of properties located within 200 feet of
the site and the Southwest Little Rock United for Progress neighborhood
association.
2
January 9, 2020
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1.859
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Sidewalks with appropriate handicap ramps are required along Otter Creek
Road to the west property line in accordance with Sec. 31-175 of the Little
Rock Code and the Master Street Plan.
2. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
3. 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.
4. Storm water 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 owner.
5. 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.
6. A special Grading Permit for Flood Hazard Areas will be required per Sec.
8-283 prior to construction.
7. The minimum Finish Floor elevation of at least 1 ft. above the base flood
elevation is required to be shown on plat and grading plans.
8. 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.
9. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
10. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
11. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more
information.
12. Driveway locations and widths do not meet the traffic access and circulation
3
January 9, 2020
SUBDIVISION
ITEM -NO.- A (Cont.) FILE NO.: 5-1859
requirements of Sections 30-43 and 31-210. The width of driveway must not
exceed 35 feet. Driveway spacing on arterial streets is 300 ft. between
driveways and from intersections and 150 ft. trorm side property lines.
Variances must be requested for the proposed driveway locations. Sta ii
cannot recommend approval of the driveway within the Utter Creek Rd EB
right turn lane.
13. 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.
14. The 1-30 frontage road driveways should be one way. Signage should be
installed to prevent left turns.
15. The proposed right in/right out driveway island should be truck mountable.
E. UTILiTIES1FIRE DEPARTIVEN T /P ARKSfCOUN T Y PLANNIN&
Little --Rock Water Reclamation Authod : --Sewer main extension required -with
easements if new sewer service is required for this project. FOG Analysis
FIX c.. quired
.
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. Three phase lines are located along
Otter Creek. Contact Entergy in advance to discuss electrical service
requirements, or adjustments to existing facilities (if any) as this project proceeds.
CenterPoint Energy: 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 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 Little Rock Fire Department is required.
4
January 9, 2020
SUBDIVISION
ITEM NO.: A Cont. FILE NO.: S-1859
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.
Commercial and Industrial Developments — 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet that
have a single approved fire apparatus access road when all building are equipped
throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
5
January 9, 2020
SUBDIVISION
ITEM NO.: A Cont. FILE NO.: S-1859
Dead Ends.
Rlaintsin fire arennnntim access roads nt ripad Pnd locations as ner Appendix
v of the 2012 rirkuiisas Fare Pre .`r'atlol'ra?:Sim Vol. 1 Coctinei Pl°lil,d P4pari
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirenn.ents cU-r Dead-end fire n�r arnfIS aS^.emsS roars.
_
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 nr (a,nt. John Hogue591-918-3754)_ Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
Count Planning: No comment received.
F. BUILDING CODESILANDSCAPE:
Building Code:
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irC�jeC.l is JLI L1�Cl:l LU IUII I,UIIIII1Cll.lal s.J10111 IGVICYV ailu approval �:.,rivr av iJJu�ai ia... are
a building permit. For information on submittal requirements and the review
process, contact a commerciai plans examiner:
Curtis Richey at 501.371.4724; cricheVQIittierock.gov or
Steve Crain at 501-371-4875; scrain iittlerock. ov
La,ndscam
1. Any new site development must comply with the City's minimal landscape and
buffer ordinance requirements.
2. Street buffers will be required at six (6) percent of the average depth of the lot.
The minimum dimension shall be one-half (1/) the full width requirement but in
no case less than nine (9) feet. The maximum dimension required shall be fifty
(50) feet.
The approximate average width and depth of the lot is 500 feet. A
minimum thirty-foot (301 street buffer will be required ad'acent to the
riahts-of-way on north south and east sides of the property.
t.
January 9, 2020
SUBDIVISION
ITEM NO.. A Cont. FILE NO.: S-1859
The east street buffer and portions of southeast and northeast buffers
are deficient.
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. The perimeter planting strip
adjacent to freeways or expressways shall be at least thirty (30) feet wide. One
(1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear
feet of perimeter planting strip.
A portion of the perimeter planting strip adjacent to the northeast right
of-way's less than the minimum nine (9) foot requirement.
4. 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.
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.
Interior landscape areas may be deficient.
6. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall be
provided at the rate equivalent to planter strip three (3) feet wide along the
vehicular use area. One (1) tree and four (4) shrubs shall be planted in the
building landscape areas for each forty (40) linear feet of vehicular use area
abutting the building.
7. An irrigation system shall be required for developments of one (1) acre
or larger.
8. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
7
January 9, 2020
SUBDIVISION
ITEM NO.: A Cont. FILE NO.: 5-1859
regUife-MU t, iJ� tJ-lveli VVIlc1t � lur ,Clvliig LIeC3 o1 si:. i'�l iilCll callP�l
or larger.
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Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: September 18, 2019
The applicant was present. Staff presented the item. The Planning Department
requested the site plan show 45-foot setbacks from all rights -of -way and no less
than 15 feet on the rear. A specific signage plan was also asked of the applicant.
The Public Works comments regarding the requirement for sidewalks along Otter
Creek Road, stormwater detention, driveway locations, and making the driveways
to 1-30 one wav were noted. Landscaping comments pointed out included the
deficiencies in the proposed street buffer widths and interior landscape areas were
also not compliant. Responses to comments and issues with revisions were
required no later than September 25, 2019.
I, ANALYSIS:
A rpvisPci site plan has hPPn submitted in response to the subdivision committee
comments.
Building setbacks have been added, showing the front and side yards as no less
than 45-feet and the rear yard no less than 15-feet.
A sign plan has been provided.
The proposed signage is as follows:
A "high-rise" pole sign is shown near the intersection of Bass Pro Parkway
with the Interstate 30 frontage road. This sign is indicated on the plans as
46-feet in height and 171.34-square feet in area. The applicant has
indicated this sign would comply with the maximum allowed height and area
of freestanding signs in commercial districts being 36-feet in height and
160-square feet in area, with the possibility additional height allowed under
Section 36-557(b) whereby the height of a ground -mounted on -premises
sign located on a property adjacent to and contiguous with an expressway
or freeway may be measured from the elevation of the centerline of the
n
January 9, 2020
SUBDIVISION
ITEM NO_: A Cont. FILE NO.: S-1859
traffic lanes (excluding frontage roads) adjacent to the subject property to
the top of the sign structure.
2. A pole sign with a height of 35-feet is proposed slightly east of the western
drive connecting to Otter Creek Road. The area of this sign would be 134-
square feet.
3. Building signage would compliance with the commercial building standards.
4. Various directional signs would be placed adjacent to the access drives to
provide guidance on available services and to assist in separating
automobiles from semi -trucks.
Sidewalks and appropriate accessible ramps have been added to the site plan and
would be constructed along Otter Creek Road to the west property line in
compliance with the City standards and the Master Street Plan.
A grading permit would be obtained prior to any land clearance or grading activities
are commenced at the site.
Stormwater detention will be provided on -site. The proposed detention pond has
been added to the site plan along the western edge of the property. Specific plans
meeting standards would be finalized and approved during the permitting process.
The base flood elevation at this site is estimated to be approximately 296 feet. The
proposed building elevation is 308.50 feet, placing it more than one -foot above the
base flood elevation.
Plans for street improvements and signage, as well as on -site striping and signage
will be reviewed and approved by Public Works prior to the onset of construction.
Five access drives are shown on the site plan. Two drives are proposed to connect
to the Interstate 30 frontage road. They are both 40-feet in width as they are likely
to be used by semi -trucks and require additional width to accommodate the turning
widths for semi -trucks. The connections to the frontage road are existing and
would be improved with this development. One drive would extend to Bass Pro
Parkway. This drive would be "right in/right out" and have a truck mountable island
to enforce those movements. Two drives are proposed for Otter Creek Road. The
drive closer to the intersection with Bass Pro Drive has been shifted west at the
direction of Public Works to remove it from the right-hand turn lane for vehicles
turning from Otter Creek Road onto Bass Pro Parkway. A permit would be required
from ArDOT for this drive. Public Works has indicated the new location is still
within the taper for the right -turn lane and the recommend the driveway be moved
further west. The second driveway on Otter Creek Road is less than 150-feet from
the property line requires a variance; however, it lines up with the driveway for the
9
January 9, 2020
SUBDIVISION
ITEM NO.: A _(Cont.
FILE NO.: 5-1859
property opposite Otter Creek Roaa anU this is a iilore desirable con filyilrationl thain
having the drive not aligned. This driveway also has a width proposed at 40-feet.
The additional width would allow for semi -trucks to better manage left turns into
the site.
The UIrecLional signs at the Drives I.UIIIIC4tl1 It tlJ tIIG Inter JLQ tc w frontage road
would also advise motorists that left turns are not permitted on to the one-way
frontage road.
The initial plan submittal did not provide a full street landscape buffer. The revised
site plan now complies.
Also, the perimeter planting strip for vehicular areas abutting adjoining properties
or rights -of -way has been revised for compliance. The minimum 9-foot wide strip
is now shown on the plan along Bass Pro Parkway.
The required screening materials will also be provided within the buffers between
the vehicular use areas and rights -of -way.
A variance is requested to not provide all of the required green space of 8°Io of the
vehicular area as green space. As the site will be used by larger vehicles, there
must be sufficient space for these vehicles to circulate. The landscaping plan does
provide landscaping islands within the area uesignatea for automobile use EaiRd .
Oho hliffnr aYtancionc hrarkatinn the sPmi-trijr.k narking area meeting the intent of
the requirement.
Another variance is requested for the building landscape areas. Landscape
variances require the approval of the City Beautiful Commission.
It appears all other technical issues have been addressed.
Staff is supportive of this use of the property and the applicant has modified the
site plan to balance the operational requirements of the use of the site as a travel
plaza/fueling center with the technical standards of the various development
codes.
STAFF RECOMMENDATION:
Staff recommends approval of the site plan subject to compliance with the
comments and conditions outlined in paragraphs D, E, and F of the agenda staff
report.
i[7
January 9, 2020
SUBDIVISION
ITEM NO.: A(Cont.)FILE NO.: S-1859
Staff also recommends approval of the variances to allow the driveways as shown
on the site plan, subject to ARDoT approval.
PLANNING COMMISSION ACTION: (NOVEMBER 21, 2019)
The applicant was not present. There were no registered objectors present. Staff
informed the commission that the applicant did not provide a complete set of revisions or
responses to sufficiently address the Subdivision Committee comments; therefore, the
request should be deferred to January 9, 2020. There was no further discussion. The
item was placed on the consent agenda and deferred to the January 9, 2020 agenda.
The vote was 10 ayes, 0 noes, and 1 absent.
PLANNING COMMISSION ACTION:
(JANUARY 9, 2020)
The applicant was present. There was one registered objector present. Staff presented
the item and a recommendation to approve the site plan as outlined in the "staff
recommendation" above. Commissioner Brock inquired of the applicant whether the
approvals required for some of the site access driveway connections had been obtained
from the Arkansas Department of Transportation (ArDOT). Daniel Chambers of QuikTrip
Corporation responded they are working with ArDOT to gain approval. The initial site
plan was revised based upon the issues raised in the review process. In conversation
today, ArDOT staff requested the east drive onto Otter Creek Road be shifted further to
the west to remove it from the taper for the right turn lane. This request can be
accommodated by the developer. Commissioner Brock added the traffic on Otter Creek
Road turning onto 1-30 tends to back up and that he is concerned this project would make
the issue worse. Mr. Chambers replied they are both aware of the traffic issues in the
area and share the concern. They have revised the site plan to in response to the
conditions and concerns to accommodate the existing traffic and not to create additional
problems.
Troy Laha addressed the commission stating he was opposed to the proposed driveway
layout. He has been to other locations operated by the developer and has some
understanding of how the property would operate. He would like the access drive to Bass
Pro Parkway removed, as drivers will not adhere to the "right-in/right out" design and
attempt to make left turns into and out of the site. The drives onto Otter Creek will have
the same issue of drivers attempting left turns. He believes the site would work with just
three access drives.
11
January 9, 2020
SUBDIVISION
1TEM NO.: A Cont. FILE NO.: S-1859
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Commissioner Haynes asked s`[ati a1Dout ulei ICview of h Li dIIIL; 13.7U C.9. LJiI=%1LUi L.IU1111
responded the initial concerns are about vehicle stacking and getting on or off the property
and the understanding that there will be traffic associated with any development. Mike
r�. .I_I•_ Ini__._ r1 .1.Y a C...LL. .... I .J �L. 4 Public 1A/i.rL, n4 fF'p--+ �
Hood of the Pu[Jllc VVUIks Depal ment IUILIICI CxpIaIneU 1.11 L PUUIIL. vvVlf�O .7La11 JNcllL
} f _ ir- reviewing this nrnimf4 The cit= plan has. been nevi--- to
significant amount I1J 1.111E vl tiI 11G Ili I evlc. dVn ig LI n.� VI vj-. v v
addf�SS U1 C:onCelflS brought up on tl C initial plan. The Gast Wive vn Otter
essentially complies with standards. Mr. Hood indicated ArDOT has expressed some
concern about the access drive to Bass Pro Parkway and there is the possibility it may
not be approved.
There was no further discussion and Chairman Latture called for a motion.
Vice Chairman Hamilton made a motion to approve the site plan as submitted with the
staff recommendation for approval. Commissioner Betton seconded. The vote was
8 ayes, 2 noes, and 1 absent.
12
November 21, 2019
ITEM NO.: A FILE NO.: S-1859
NAME: QuikTrip Site Plan Review
LOCATION: Southwest of the intersection of Bass Pro Parkway and Otter Creek Road
DEVELOPER:
QuikTrip
4705 South 129th East Avenue
Tulsa, Oklahoma 74134
OWNER/AUTHORIZED AGENT:
Fletcher Realty LLC./Owner
Phillip Lewis/Authorized Agent
SURVEYOR/ENGINEER:
Brooks Surveying, Inc./Surveyor
Phillip Lewis Engineering, Inc./Engineer
AREA: 15.77 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.03
CURRENT ZONING: C-4
VARIANCE/WAIVERS:
1. Allow for reduced perimeter landscaping strip.
2. Allow for reduced interior parking area landscaping.
3. Driveway spacing.
PLANNING COMMISSION ACTION
The applicant was not present. There were no registered objectors present. Staff
informed the commission that the applicant did not provide revisions or responses to the
Subdivision Committee comments by September 25, 2019; therefore, the request should
be deferred to the November 21, 2019 meeting. There was no further discussion. The
item was placed on the consent agenda and deferred to the November 21, 2019 agenda.
The vote was 9 ayes, 0 noes, and 2 absent.
November 21, 2019
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1859
STAFF UPDATE AND RECOMMENDATION:
The applicant did not provide a complete set of revisions or responses to sufficiently
address the Subdivision Committee comments. Staff recommends deferral of this item
to the January 9, 2020.
PLANNING COMMISSION ACTION: (NOVEMBER 21, 2019)
The applicant was not present. There were no registered objectors present. Staff
informed the commission that the applicant did not provide a complete set of revisions or
responses to sufficiently address the Subdivision Committee comments; therefore the
request should be deferred to January 9, 2020. There was no further discussion.
The item was placed on the consent agenda and deferred to the January 9, 2020 agenda.
The vote was 10 ayes, 0 noes, and 1 absent.
October 10, 2019
ITEM NO.: 3
NAME: QuikTrip Site Plan Review
FILE NO. S-1859
LOCATION: Southwest of the intersection of Bass Pro Parkway and Otter Creek Road
DEVELOPER:
QuikTrip
4705 South 129t" East Avenue
Tulsa, Oklahoma 74134
OWNER/AUTHORIZED AGENT:
Fletcher Realty LLC./Owner
Phillip Lewis/Authorized Agent
SURVEYOR/ENGINEER:
Brooks Surveying, Inc./Surveyor
Phillip Lewis Engineering, Inc./Engineer
AREA: 15.77 acres
WARD: 7
CURRENT ZONING:
VARIANCE/WAIVERS:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 16
W1
1. Allow for reduced perimeter landscaping strip.
2. Allow for reduced interior parking area landscaping.
3. Driveway spacing.
STAFF UPDATE AND RECOMMENDATION:
FT. NEW STREET: 0 LF
CENSUS TRACT: 41.03
The applicant did not provide revisions or responses to the Subdivision Committee
comments by September 25, 2019. Staff recommends deferral of this item to the
November 21, 2019 meeting.
October 10, 2019
SUBDIVISION
ITEM NO.: 3 Cont. FILE NO.: S-1859
PLANNING COMMISSION ACTION: (OCTOBER 10, 2019)
The applicant was not present. There were no registered objectors present. Staff
informed the commission that the applicant did not provide revisions or responses to the
Subdivision Committee comments by September 25, 2019; therefore, the request should
be deferred to the November 21, 2019 meeting. There was no further discussion. The
item was placed on the consent agenda and deferred to the November 21, 2019 agenda.
The vote was 9 ayes, 0 noes, and 2 absent.
2
October 10, 2019
ITEM NO. 3 FILE NO.: S-1
NAME: QuikTrip Site Plan Review
LOCATION: Southwest of the intersection of Bass Pro Parkway and Otter Creek Road
DEVELOPER.
QuikTrip
4705 South 129t" East Avenue
Tulsa, Oklahoma 74134
OWNER/AUTHORIZED AGENT:
Fletcher Realty LLC./Owner
Phillip Lewis/Authorized Agent
SURVEYOR/ENGINEER
Brooks Surveying, Inc./Surveyor
Phillip Lewis Engineering, Inc./Engineer
AREA: 15.77 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.03
CURRENT ZONING: C-4
VARIANCEIWAIVERS:
1. Allow for reduced perimeter landscaping strip.
2. Allow for reduced interior parking area landscaping.
3. Driveway spacing.
STAFF UPDATE AND RECOMMENDATION
The applicant did not provide revisions or responses to the Subdivision Committee
comments by September 25, 2019. Staff recommends deferral of this item to the
November 21, 2019 meeting.
October 10, 2019
SHRDIVISiON
ITEM NO.: 3 (Cont.) FILE NO.: S-1859
PLANNING COMMISSION ACTION: (OCTOBER 10, 2019)
The applicant was not present. There were no registered objectors present. Staff
informed the commission that the applicant did not provide revisions or responses to the
Subdivision Committee comments by September 25, 2019; therefore, the request should
be deferred to the November 21, 2019 meeting. There was no further discussion. The
item was placed on the consent agenda and deferred to the November 21, 2019 agenda.
The vote was 9 ayes, 0 noes, and 2 absent.
2
Alex Koenig
Development Administrator
City of Little Rock
Planning & Development Department
723 Markham Blvd
Little Rock, AR 72201
(501) 371-6821
RE: 5-1859 QuikTrip Site Plan Review Comment Response Letter
Alex,
Below are the comment responses.
Planning Staff Comments:
1. Provide notification of the (abutting property owners/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 September 25, 2019. The Office of Planning and
Development must receive the proof of notice no later than October 4, 2019.
Response: Mailings have been sent out with response cards. Signed affidavit is attached with this
submittal
2. Building setbacks on site plan should be 45 feet from all rights -of -way and no less than 15 feet
on the rear.
Response: Added the setbacks on the Site Plan
3. Provide a specific signage plan.
Response: Signage Plan has been included in the re -submittal
Engineering Comments:
Public Works Conditions:
1. Sidewalks with appropriate handicap ramps are required along Otter Creek road to the west
property line in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan.
Response: Sidewalk and ADA ramps have been added in conformance with Sec 31-175 of the
Little Rock Code and Master Plan
2 Obtain permits for improvements within State Highway right-of-way from AHTD, District VI.
Response: QuikTrip is actively working with DOT to obtain permits
3. 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 provided prior to the start of construction.
Response: Understood. A grading permit is required and will be pulled before any land clearing
activities are started
4. Storm water 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
Response: Fire access roads will be maintained along with fire hydrants
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.
Response: Driveways and site grading will not exceed a slope of 10%.
Loadine
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.
Response: Building access will be accessible to fire department apparatus.
Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access
roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding
30 feet or three stories in height shall have at least two means of fire apparatus access for each
structure.
Response: Building height is 20 ft.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross
building area of more than 62,000 square feet shall be provide with two separate and approved fire
apparatus access roads.
Response: Building area is 8,292-sf.
Exception: Projects having a gross building area of up to 124,000 square feet that have a single
approved fire apparatus access road when all building are equipped throughout with approved
automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a
distance apart equal to not less than one half of the length of the maximum overall diagonal
dimension of the lot or area to be served, measured in a straight line between accesses.
Response: Noted.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead- end fire apparatus access roads in
excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table
D103.4. Requirements for Dead-end fire apparatus access roads.
Response: Noted.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 —
Landscape:
Any new site development must comply with the City's minimal landscape and buffer
ordinance requirements.
Response: Noted.
2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum
dimension shall be one-half (%) the full width requirement but in no case less than nine (9)
feet. The maximum dimension required shall be fifty (50)feet.
The a pproximate avers a width and de pth of the lot is 500 feet. A minimum thin -foot 30
street buffer will be req aired ad -scent to the ri hts-of -way on north south and east sides
of the oronerty.
The east street buffer and portions of southeast and northeast buffers are deficient.
Response: Site layout has been revised to show minimum buffer widths of 30-ft.
3. A perimeter plantingstrip 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. The perimeter planting strip adjacent to freeways or expressways shall be at
least thirty (30) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every
thirty (30) linear feet of perimeter plantingstrip.
A portion of the perimeter planting strip adjacent to the northeast right-of-way's less than
the minimum nine (91 foot requirement.
Response: Site layout has been revised to show the minimum required buffer widths.
4. 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.
Response: Screening shown on landscape drawing.
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 (71/2) feet in width. Trees shall be included in the interior landscape areas atthe
rate of one (1) tree for everytwelve (12) parking spaces.
Interior landscape areas may be deficient.
Response: A variance is requested from this requirement. (Should the end caps on the
parking island be counted, this requirement is met. If not, a variance is requested.)
6. Building landscape areas shall be provided between the vehicular use area used for public
parking and the general vicinity of the building. These shall be provided at the rate equivalent
to planter strip three (3) feet wide along the vehicular use area. One
(1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty
(40) linear feet of vehicular use area abutting the building.
Response: A variance is requested from this requirement.
7. An irrigation system shall be required for developments of one (1) acre orlarger.
Response: An irrigation system will be included in the final design documents.
8. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of
a Registered Landscape Architect.
Response: Final design documents will be signed and sealed by a Registered Landscape
Architect.
9. 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.
Response: Noted.
Transportation/Planni ne:
Rock Region Metro:
No comment
Planning Division:
No comment
Revised plat/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 September 25, 2019. If you
have any questions please contact Alex Koenig, akoeni _ @littierock.poy or 501.371.6821 or Dana Carney,
dcarnev@littlerock.gov or 501.371.6817.
If there is any additional information that is needed, feel free to contact me.
Thanks,
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Daniel Chambers
QuikTrip Corporation
4705 South 129th East Ave
Tulsa, OK 74134
(918) 615-7147
daniel.chambers uiktri .com