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HomeMy WebLinkAbout14. Z-10327 PC Staff Report 071026ITEM NO.: 14 FILE NO.: Z-10327 NAME: Sunauto Tire and Service - Conditional Use Permit LOCATION: 2610 Cantrell Road DEVELOPER: Xcited Riverdale, LLC 5100 JB Hunt Drive, Suite 800 Rogers, AR 72758 OWNER/AUTHORIZED AGENT: Xcited Riverdale, LLC - owner Joe White and Associates - agent SURVEYOR/ENGINEER: Joe White and Associates 25 Rahling Circle, Suite A2 Little Rock, AR 72223 AREA: 0.88 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 CURRENT ZONING: C-3 VARIANCES: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant requests a conditional use permit to allow an auto parts sales business, with limited motor vehicle parts installation on the C-3 zoned property located at 2610 Cantrell Road. B. EXISTING CONDITIONS: The property is currently undeveloped. A branch bank building which previously existed on the site was recently removed from the property. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS (PLANNING DIVISION): All documents shall be prepared based on the current Arkansas Fire Prevention Codes, City of Little Rock Municipal codes and ordinances, and current Stormwater Management and Drainage Manual. All streets to meet the current City of Little Rock Master Street Plan. Any new development shall be reviewed to ensure all codes, specifications, and ordinances are met before issuing any related permits.  ENGINEERING COMMENTS (PUBLIC WORKS): Access easements are considered private streets. With development, sidewalk should be constructed adjacent to the asphalt driveway access easement along the boundary of the lot and connecting with the Cantrell Road sidewalk. This sidewalk can be used for public pedestrian access from the right-of-way. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Must Comply with Arkansas Fire Prevention Code 2021 edition All projects submitted for zoning approval must comply with the Arkansas Fire Prevention Code, 2021 Edition, including any comments or requirements provided by the Little Rock Fire Marshal's Office, prior to acceptance. Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2021 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 2021 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2021 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 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 2021 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Buildings 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 provided 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 buildings 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. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceeds 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be placed with the approval of the fire code official. Dead Ends.   Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2021 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.  Gates  Maintain fire apparatus access road gates as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria:  Minimum gate width shall be 20 feet.  Gates shall be of swinging or sliding type.  Construction of gates shall be of material that allow manual operation by one person.  Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective.  Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official.  Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location.  Locking device specifications shall be submitted for approval by the fire code official  Electric gate operators, where provided, shall be listed in accordance with UL 325.  Gates, intended for automatic operation, shall be designed, constructed and installed to comply with requirements of ASTM F 2200.  Parks and Recreation: No comments received. F. BUILDING CODES/LANDSCAPE: Building Codes: No comments received. Landscape: Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15 Landscaping and Tree Protection, and Chapter 36, Article IX – Buffers and Screening.  A land use buffer equivalent to 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. 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. In addition to the required screening, buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. Easements cannot count toward fulfilling this requirement. The required screening shall extend the full length of a property where any outside activity is located for ten (10) feet on either side of such activity. The activities to be screened include, but are not limited to, parking lots, drives, sanitation areas, commercial static display of merchandise, loading docks, utility service facilities and heating and air conditioning equipment. Where development which requires screening abuts land use of a more restrictive nature at least eighty (80) percent of the view of the vehicular use area and parked vehicles shall be screened to not be visible when viewed from the adjacent property. A wooden fence may satisfy sixty-five (65) percent of the requirement and evergreen trees may be used to satisfy the balance. Screening standards are intended to apply during all seasons of the year. A minimum of fifty (50) percent of the trees and a minimum of seventy-five (75) percent of the shrubs to be used for screening purposes shall be evergreen varieties. Maximum spacings of fifteen (15) feet for trees and three (3) feet for shrubs should normally be utilized in order to provide continuous full screening of the view.  Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case be less than nine (9) feet.  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.  Building landscape areas 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.  The interior landscape area of the vehicular use area shall, at a minimum, equal eight percent (8%) of the vehicular use area and 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. Please indicate the square footage of the areas considered for the interior landscape area.  An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. Developments of less than one (1) acre shall have a water source within seventy-five (75) feet of the plants to be irrigated.  All lawn areas shall be sodded with a regionally appropriate turfgrass species. There should be no hydroseeding.  Evergreen shrubs should be containerized. All shrubs are to be a minimum of 18 inches in height at installation.  The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect.  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.  G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: Land Use Plan: The request is in Planning District 4, the Heights/Hillcrest Planning District. The development principles of this district advocate preservation and enhancement of the unique and positive features of this section of the city. The Land Use Plan shows Commercial (C) for the application area. The Commercial (C) category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve.   Surrounding the application area are areas designated for Commercial (C) uses and are characterized by two commercial and retail strip buildings, a storage building, three fast-food drive-through restaurants, and a tire shop.  This site is not located in an Overlay District.  Master Street Plan: Cantrell Road is a Principal Arterial on the Master Street Plan. Principal Arterials are roads designed to serve through traffic, and to connect major traffic generators or activity centers within urbanized areas. The standard Right of way of 110 feet is required. Sidewalks are required on both sides. This street may require dedication of right-of-way and may require street improvements.  Bicycle Plan: Cantrell Road is not shown on the Master Bike Plan with existing or proposed facilities in this area.  Historic Preservation Plan: The application, as shown, should have no effect on identified historic resources.  H. Analysis: The applicant requests a conditional use permit to allow an auto parts sales business, with limited motor vehicle parts installation on the C-3 zoned property located at 2610 Cantrell Road. The property is currently undeveloped. A branch bank building which previously existed on the site was recently removed from the property. The applicant proposes to construct a one-story, 6,566 square foot commercial building near the center of the site, as noted on the attached site plan. The proposed building will have bay doors on the south side of the building facing Cantrell Road. The building will be located approximately 93 feet back from the front (south) property line, 52 feet from the rear (north) property line, 25 feet from the west side property line and 43 feet from the east side property line. There will be a total of 31 parking spaces on the site. Paved parking will be located along the north, south and east sides of the building. Section 36-502(b)(3) g. of the City's Zoning Ordinance requires a minimum of 31 parking spaces for this proposed development. The plan complies with this ordinance requirement. Access devices will be located along the north and east property lines, with access being from within the overall shopping center development, within cross-access easements. The applicant will construct a five (5) foot wide sidewalk along the west property line of the property. The sidewalk will be located along the east side of the main entry driveway (to the overall shopping center development) from Cantrell Road. The sidewalk will connect to the sidewalk along Cantrell Road and provide pedestrian access to this site as well as the overall shopping center development. The proposed site plan shows a dumpster area behind the building, near the northeast corner of the building. The dumpster area must be screened as per Section 36-523 (d) of the code. Any signage must comply with Section 36-555 of the code (signs permitted in Commercial Zones). Any site lighting must be low-level and directed away from adjacent properties. Staff is supportive of the requested conditional use permit. Staff believes the proposed use will have no adverse impact on the general area. The applicant is requesting no variances with this application. I. STAFF RECOMMENDATION:  Staff recommends approval of the requested Conditional Use permit subject to compliance with the comments and conditions outlined in paragraphs D, E and F, and the staff analysis of the agenda staff report. PLANNING COMMISSION ACTION: (July 9th, 2026) The applicant was present. There was one (1) objector present, (Steven Roberts). Concerned about large corporate Chains moving in putting the little guys out of business). The Commission briefly discussed the issues. There was a motion to approve the application. The motion passed by a vote of 10 ayes, 0 nay and 1 absent. The application was approved.