Case No: ASR-17-001 (Eagles Landing Travel Plaza)

Date: March 28, 2017

Page: 1

TO:Honorable Mayor and City Council

FROM:Richard Secrist, Development Services Director

DATE:March 10, 2017

RE:Consideration of Architectural and Site Plan Review Case No. ASR-17-001 (Eagles Landing Travel Plaza)to approve the site development plan and conceptual architectural design of a truck stop convenience store at 1950 West Pioneer Boulevard on 25 acres of Lot 305 of the Mesquite Technology and Commerce Center Phase 3 Commercial Subdivision. Light Industrial (IR-1) Zone.

Background

The 333 Eagles Landing group is requesting an Architectural and Site Plan Review for a new one-story, 18,286 square foot Fuel and Convenience Store and a 2,600 square foot Tire Store to be built at 1950 W Pioneer Boulevard. The Eagles Landing Travel Center will provide fueling, retail, and restaurant services to truckers and the traveling public.

A Wendy’s Restaurant is proposed in the south end of the Convenience Store building, and will be about 3,200 square feet in size. There will be a drive-thru window on the south side. A tire store will be located at the northeast corner of the site on a pad just off Lower Flat Top Drive.

Eagles Landing is also proposing to have a Package Liquor Store (Off-Sale Liquor) in the convenience store. However, the current liquor licensing regulations do not permit this. Section 2-4-6(D)(3) states:

“The sale of liquor other than beer, wine, and spirit based products, in a convenience store, gasoline sales establishment, or other similar business, is prohibited.”

There are a total of 84 automobile parking spaces (including 4 handicap spaces), 74 truck parking spaces, and 8 RV spaces. Staff estimates 82 spaces are required.

Approximately 22 percent of the site is landscaped open space, where the code requires a minimum of 15%.

Vehicle access to the site is from Lower Flat Top Drive. One driveway straddles the north property line between Lots 1 and 2, and a second driveway is approximately midway between the north property line and the I-15 on-ramp.

Key Facts

  • Zoning: Light Industrial (IR-1)
  • Parcel Size: 25.00Acres
  • Proposed Building Size: 18,286 square feet and 2,600 square feet
  • Landscape Open Space: 22%
  • Required Parking: 82 automobile spaces (84 provided), plus 74 truck spaces, and 8 RV spaces
  • The Architectural Review Committee reviewed the plans on March 2, 2017, and voted 4-0 to recommend approval of the site and building plans.
  • Off-Sale Liquor other than beer and wine, and spirit based products, is prohibited.

Site Plan and Architectural Review Approval Criteria

Please refer to Appendix “A” for the excerpt from Mesquite Municipal Code (MMC) Section 9-5-4. Subsection (E)(1) sets forth criteria for City Council decisions on Site Plan approval. And 9-5-9(F)(3) gives approval criteria for Architectural Review.

It should also be noted that since the site of this proposal lies within the Mesquite Technology and Commerce Center (MTCC), plans have also been reviewed by the City’s Architectural Review Committee and approved.

Analysis

Access and Circulation:

Traffic Impacts: Marc L. Brown, with Brown Consulting Engineers, prepared the Traffic Impact Analysis. The Traffic Impact Report will estimate the peak hour vehicle trips and the existing and expected Levels of Service at the driveways, the I-15 on-ramps, and the intersection of Pioneer Boulevard and Lower Flat Top Drive. Conclusions and Recommendations of that study are as follows:

Both of the proposed accesses to the development should include a separate right-turn and left-turn lane for egress. The queuing report shows the left-turn pockets only need to be 50 feet long to accommodate the project traffic. Additional length may be necessary on the Northern access to accommodate stacking and maneuvering of semi-trucks.

The southbound right turns at each of the proposed accesses do not show a need for a separate turn pocket. As a general rule, when these turning volumes approach 50 vehicles in the peak hour then a turn pocket should be considered. If a turn pocket is deemed necessary by the City, they can be designed for the minimum length.

The traffic control at the intersection of Lower Flat Top Drive & Pioneer Boulevard is all-way stop control. The intersection operates fine with the little amount of traffic and development in the area. In the future, as development occurs, the stop signs on Lower Flat Top Drive could be removed and the intersection converts to two-way stop control for the eastbound and westbound directions. This would provide for a more efficient intersection and reduce delay.

The analysis indicates that the study intersections and accesses are operating at an acceptable Level Of Service (LOS). The proposed intersections in the study area will operate within acceptable limits base on current HCM methods at LOS “c” or better. The recommendations listed above will provide for a more efficient transportation system to accommodate the new development.

Architectural Review:

The convenience store and tire shop are single-story, wood frame buildings. The convenience store is a long horizontal building with rectangular towers over the entries. There is a long band of storefront windows running across the building. Beneath the windows is a synthetic stone wainscot, and above them is a stucco finish. The length of the building is articulated with synthetic stone columns, and a metal canopy roof. It is a flat-roof structure with metal fascia.

Conceptual signage is shown on the building elevations, but approval of the signs will come when they apply for sign permits.

Materials and Colors

Included with the plans are photographs showing the color palette, synthetic stone, and longboard cladding (metal siding).

The Architectural Review Committee approved the site and building design plans on March 2, 2017. Committee members did express some concerns about parking lot lighting, particularly in the area for truck parking. The existing site plan doesn’t show parking lot lighting, but poles will need to be placed with adequate separation from the trucks to avoid damage, and taking into account the long truck overhangs. The same concern applies to proposed fire hydrants located in landscaped areas near truck parking.

Open Space:

The landscaping conforms to and exceeds required standards of the Mesquite Municipal Code. Roughly 22% of the site is landscaped open space. General landscaped areas are shown on the site plan, but no detailed landscaping plan has been submitted at this point.

Improvement Plans:

Site and utility improvement plans must be submitted and approved prior to building permit issuance.

Previous Staff & Council Action

On January 25, 2005 the City Council approved Amended Tentative and Final Maps for Phase I of the Mesquite Technology and Commerce Center, a Commercial Subdivision.

On October 28, 2003 the City Council approved Tentative and Final Maps for Phase I of the Mesquite Technology and Commerce Center, a Commercial Subdivision on 303 acres.

On July 22, 2003 the City Council approved a Master Plan Amendment and Zone Change Request to rezone 658 acres from Land Reserve (LR) to Light Industrial (IR-1) for the Mesquite Technology and Commerce Center.

Recommendation

Staff recommends approval ofArchitectural and Site Plan Review Case No. ASR-16-007, but without the full off-sale liquor store, subject to staff recommendations and Standard Conditions:

Building Department

1. Meet all applicable Building Codes and Standard Conditions.

Engineering Department

1. Engineershallstampanddatethesiteplan.

2. Pleaseprovidedimensionsshowingdistancefrombuildingtobuildingandbuildingtolotlines.

3. ThereisaportionofthelowerdriveapproachwhichisNDOTROW,thiswillrequireanNDOTencroachment permit.

4.Showstormdrainaccesseasement.

5. StormDraindropinletsarelocatedatthelocationsoftheproposeddriveapproaches.Suggestrevisingthelocation ofthedrivewaystoaccommodatetheexistingutilities.

Planning and Environmental Resources

  1. Meet all applicable Zoning Codes and Standard Conditions.
  2. The existing site plan doesn’t show parking lot lighting, but poles will need to be placed with adequate separation from the trucks to avoid damage, and taking into account the long truck overhangs. The same concern applies to proposed fire hydrants located in landscaped areas near truck parking.
  3. The truck stop cannot hold a full liquor off-sale license. It is prohibited by Mesquite Municipal Code 2-4-6(E)(3): The sale of liquor other than beer, wine, and spirit based products, in a convenience store, gasoline sales establishment, or other similar business, is prohibited.
  4. Comply with all recommendations of the Traffic Impact Analysis submitted by Brown Consulting Engineers.

Public Works

  1. Standard Conditions as applicable.

Sanitation

  1. Standard Conditions as applicable.
  2. Grease Interceptors will be required in accordance to Mesquite Municipal Code, Uniform Building code 2006, Southern Nevada Amendment to the 2006 Uniform Plumbing Code and Standard Drawing #34 Design and Construction Standards for Wastewater Collection Systems Southern Nevada 2009 Edition.
  3. Lift Station will be required for sewer, construction will be in accordance to the 10 states standards for Wastewater Facilities under section for submersible Pump Stations.
  4. Lift Station will be privately owned and maintained by the developer.

Solid Waste

1. Trash enclosures will be required on this project; they need to be designed to City of

Mesquite Standards and all locations need to be approved by the Public Works Department.

Fire & Rescue Department

  1. The fire protection contractor must discuss sprinkler plans with the Mesquite Fire Inspector.

Police Department

  1. No Concerns.

Appendix A – Excerpt from Mesquite Municipal Code

Section 9-6-4: TENTATIVE MAPS:

H. Guidelines for Planning Commission or City Council Decision: The planning commission or city council shall consider the following criteria in making a recommendation on the tentative map:

  1. Environmental and Health Laws: The application conforms with environmental and health laws and regulations concerning water and air pollution, the disposal of solid waste, facilities to supply water, community or public sewage disposal and, where applicable, individual systems for sewage disposal;
  1. Water Availability: The applicant has shown the availability of water which meets applicable health standards and is sufficient for the reasonably foreseeable needs of the subdivision;
  1. Public Utilities: The site is served, or will be served at the time of development, with all necessary public utilities, including, but not limited to, water, sewer, gas, electric and telephone service;
  1. Location: The site is located in an area of the city that is appropriate for current development activity and which will not contribute to the need for inefficient extensions and expansions of public facilities, utilities and services;
  1. Public Services: The applicant has shown the availability and accessibility of public services such as schools, police and fire protection, transportation, recreation and parks;
  1. Development Pattern: The site represents an overall development pattern that is consistent with the goals and policies of the master plan, the official map, the capital improvements program and any other applicable planningdocuments adopted by the city;
  1. Conformance: The site and application conform to all applicable provisions of these regulations. If these regulations are inconsistent with the master plan, these regulations shall take precedence; however, city staff shall be instructed to make such recommendations as will be necessary to bring these regulations into compliance with the master plan;
  1. Effect on Streets: The application considers the effect of the proposed subdivision on existing public streets and the need for new streets or highways to serve the subdivision;
  1. Street Design: The tentative map shows the location, spacing and design of proposed streets, curb cuts and intersections, all of which are consistent with good traffic engineering design principles;
  1. Access: Each lot in the map of a residential development has adequate and safe access to/from a local street. If lot access is to/from a collector or arterial street, the planning commission, or city council if there is no planning commission, shall expressly find that such access is safe and that no other lot access or subdivision configuration is feasible;
  1. Site Layout: The site contains a parcel, lot and land subdivision layout that is consistent with good land planning and site engineering design principles;
  1. Development Sensitive to Environment: The site will be laid out and developed in a manner that is sensitive to environmental features and/or characteristics of the tract or parcel, including, but not limited to, topography, slope, soils, geology, hydrology, floodplains, wetlands, vegetation and trees;
  1. Dedications and Improvements: The applicant agrees to dedicate and improve land, right of way and easements, as may be determined to be needed to effectuate the purposes of these regulations and the standards and requirements incorporated herein;
  1. Other Recommendations and Comments: The recommendations and comments of those entities reviewing the tentative map pursuant to Nevada Revised Statutes chapter 278;
  1. Submission Requirements Satisfied: All relevant and applicable submission requirements have been satisfied in a timely manner.