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HomeMy WebLinkAboutZ-4654-A Staff AnalysisDecember 7, 2000 ITEM NO.: 7 NAME: Taco Bell - Revised PCD LOCATION: 4424 West Markham Street DEVELOPER: ENGINEER: FILE NO.: Z -4654-A K -Mac Enterprises The Mehlburger Firm P. O. Box 6538 201 S. Izard Street Fort Smith, AR 72906 Little Rock, AR 72201 AREA: 0.53 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PCD ALLOWED USES: PROPOSED USE: VARIANCES/WAIVERS REQUESTED: BACKGROUND: Restaurant Restaurant None requested. On September 3, 1986, the Board of Directors passed Ordinance No. 15,162 rezoning this property from R -4/R-5 to PCD, allowing the construction of a Taco Bell restaurant. The previously approved site plan included a 2,020 square foot restaurant building with drive through window and parking area. The site is accessed by way of two (2) drives, one (1) from West Markham Street and one (1) from Ash Street. A. PROPOSAL/REQUEST: The applicant proposes to revise the previously approved PCD site plan by constructing a 900 square foot addition to the rear (north side) of the existing Taco Bell restaurant building. The applicant wishes to expand the existing building to include Kentucky Fried Chicken as part of the existing restaurant use. The applicant notes that the number of seats in the restaurant will remain the same. December 7, 2000 SUBDIVISION ITEM NO.: 7 (Cont. B. C. Q E. FILE NO.: Z -4654-A Aside from the building addition, the applicant will revise the three (3) parking spaces at the rear of the building. The drive locations, remainder of the parking and menu board location will remain unchanged. The applicant has also noted that there will be modification to the building facades to accommodate the addition of KFC. Copies of the Proposed building elevations are attached for Planning Commission review. EXISTING CONDITIONS: The site contains the existing Taco Bell restaurant building, parking and landscaped areas. There are two (2) access points to the property, one from West Markham Street and one from Ash Street. The UAMs campus is located to the south across West Markham Street, with single-family residences to the north across "A" Street. There is an apartment complex immediately east of the site, with a mixture of office and commercial uses further east along the north side of West Markham Street. There is also a mixture of office and commercial uses to the west across Ash Street, along the north side of West Markham Street. NEIGHBORHOOD COMMENTS: The Hillcrest and Capitol View Stifft Station Neighborhood Associations were notified of the public hearing. As of this writing, staff has received no comment from the neighborhood. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. This property must comply with new land alteration ordinance 1 - uffers, and tree removal. 2. Property frontage on Ash Street and on "A" Street needs to have the sidewalks and ramps brought up to the current ADA standards. 3. Repair or .replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4• Plans of all work in right-of-way shall be submitted for approval prior to start of work. UTILITIES UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing 8" sewer main located under new construction. Relocation required prior to construction. Contact Little Rock Wastewater Utility for details. 2 December 7, 2000 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -4654-A AP&L : No Comment. nRKLA : No Comment. Southwestern Bell: No Comment. Water: No Comment. Fire Department: No Comment. County Planning: No Comment received. CATA: Site is on bus route #5 and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Office and Low Density Residential at this location. The applicant has applied for a revision of an existing Planned Commercial Development for an addition to an existing building. A land use plan amendment is not required. City Recognized Neighborhood Action Plan: The applicant's property is located in the area covered by "The Hillcrest Neighborhood Plan: a `Blueprint' of our Community." The Supplemental Issues section of the plan contains relevant statements concerning zoning, land use, and community development objectives. The zoning objective contains a statement of establishing a zoning or land use strategy to sympathetically buffer the existing residential areas from the existing commercial development. Two statements support the Land Use objective. The first statement recommends locating commercial uses out of scale with the neighborhood on the edge of the neighborhood. The second statement states: "Buildings should relate to the architecture of the neighborhood and should not be designed as commercial advertising for the corporation that owns them." A statement that fast-food restaurant images should conform to the traditional neighborhood appearance supports the Community Development objective. 3 December 7, 2000 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -4654-A Landsca a Issues: The proposed 44% building expansion will require a 44% upgrade in landscaping toward meeting the Landscape Ordinance requirements. G. H. The tree stumps within the northern street buffer should be removed and several new trees planted. A water source within 75 feet of landscape areas is required. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 16, 2000) Frank Riggins was present, representing the application. Staff described the Revised PCD to the Committee. Staff noted that a few additional items needed to be shown on the site plan. The Public Works requirements were briefly discussed. Bob Turner, Director of Public Works, noted that the three (3) parking spaces at the north side of the proposed building addition should be designated as employee parking due to the lack of sight/distance for backing out. It was discussed as to whether or not a sidewalk could be physically constructed along Ash Street due to the existing grade. Public Works staff noted that this would be determined prior to the public hearing. In response to the Wastewater Comment, Mr. Riggins noted that the sewer main would be relocated. Bob Brown, of the Planning Staff, noted that at least three (3) trees should be planted within the landscape area along the north property line. After the discussion, the Committee forwarded the Revised PCD to the full Commission for resolution. ANALYSIS: The applicant submitted a revised site plan to staff on November 21, 2000: The revised plan addresses the issues as raised by staff at the Subdivision Committee. The 4 December 7, 2000 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -4654-A revised plan shows the wood privacy fence (with gate) along the east property line and notes the three (3) parking spaces at the rear of the building as employee parking, as required by Public Works. The revised plan also notes that the two (2) existing tree stumps within the north landscape area will be removed, With additional landscaping to be planted in this area. The applicant will need to meet with Bob Brown, of Planning and Development, to determine the quantity and variety of plantings for this area. The revised plan also notes that a sidewalk will be constructed along Ash Street if the existing grades allow. As noted at the Subdivision Committee meeting, the Public Works Department will make a site inspection prior to the Public hearing to determine if the sidewalk can physically be constructed. The applicant has also noted that the existing sewer main that crosses the property will be relocated to allow the proposed building addition. The proposed revised site plan for this property shows a total of 22 parking spaces. The ordinance would typically require a minimum of 29 parking spaces for a restaurant development of this size. Staff feels that the number of parking spaces will be sufficient to serve the proposed restaurant use, based on the fact that the seating capacity for the restaurant will not increase. Otherwise, there should be no outstanding issues associated with the Revised PCD. Staff feels that the proposed restaurant addition will have no adverse impact on the general area. I. STAFF RE COMMENDATI DNS : Staff recommends approval of the revised PCD subject to the following conditions: 1• Compliance with the requirements as noted in paragraphs D, E and F of this report. 2• Increased landscape plantings will be required within the north landscape area. 5 December 7, 2000 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -4654-A 3.A sidewalk will be constructed along Ash Street if the Public Works Department determines that the grade will allow the construction. 4.Any site lighting must be low-level and directed away from adjacent residential property. STAFF UPDATE: The applicant submitted a letter to staff on November 22, 2000 requesting that this item be withdrawn, without prejudice. Staff will place the item on the Consent Agenda for withdrawal, without prejudice. PLANNING COMMISSION ACTION: (DECEMBER 7, 2000) Staff informed the Commission that the applicant submitted a letter on November 22, 2000 requesting that this item be withdrawn, without prejudice. Staff supported the withdrawal as requested. The Chairperson placed the item before the Commission for inclusion within the Consent Agenda for withdrawal, without prejudice. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent.