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HomeMy WebLinkAboutZ-5258-D Staff AnalysisJanuary 5, 2012 ITEM NO.: 3 NAME: Rock Creek Crossing Revised Short -form PCD LOCATION: Located at 12206 West Markham Street DEVELOPER: Rowan Development, LLC 15 Shackleford Drive, Suite H Little Rock, AR 72211 ENGINEER: Crafton Tull Sparks 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.96 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 PCD Automobile Sales Revised PCD FILE NO.: Z FT. NEW STREET: 0 LF C-3, General Commercial District & 0-2, Office and Institutional District VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: In 1994, the City of Little Rock Board of Directors approved Ordinance No. 16,762 which rezoned a portion of the property from C-2 to C-3. In January of 1993 a Short -form PD -C was approved for a one-story retail building containing approximately January 5, 2012 SUBDIVISION ITEM NO.: 3 FILE NO.: Z -5258-D 7,553 square feet. The PCD approved tenant for the site is ABRA Auto Body and Glass Shop. Access to Lot 1 is from West Markham via a 25 -foot drive through Lot 2. Ordinance No. 17,468 adopted by the Little Rock Board of Directors on May 6, 1997, established THJR Addition Lot #2 Short -form PCD, creating a two lot plat and a rezoning to allow an automobile sales lot. Lot 2 has developed with a 13,200 square foot building with 209 parking spaces. The building consists of 9,000 square feet on the first floor for sales and service with an additional 3,600 square feet on the second floor for parts and general office. As a conditional of approval the applicant agreed to no outdoor paging, the hours of operation to be from 7:00 am to 7:00 pm, all vehicles were to be unloaded on site, the lighting was to be directional on 25 -foot poles and no automobile body work was to be performed on Lot 2. Resolution No. 11,526 of the City of Little Rock Board of Directors dated June 3, 2003, authorized the purchase of a 1.74 -acre tract of land from the City of Little Rock by the applicant. Subsequently, Ordinance No. 19,022 was adopted by the Little Rock Board of Directors on January 6, 2004, which allowed the rezoning of the 1.74 -acres of property from OS, Open Space to PCD. The area was included in the previously approved PCD. The development was proposed as a two phase development. The first phase would consist of a 7,200 square foot service facility and approximately 80 parking spaces. The second phase was to be a parking expansion consisting of 85 spaces. The spaces would be used for inventory as well as parking for cars waiting to be serviced. The new building was not constructed on the site. A. PROPOSAL REQUEST/APPLICANT'S STATEMENT: The proposed development is located at 12206 West Markham Street. The site encompasses 2.96 acres of land and is currently zoned PCD and utilized as an automotive dealership. The request is to revise the PCD to add restaurant, retail and business office uses as allowable uses. The existing building contains 9,773 square feet and houses the showroom and service area for the automobile dealership. The applicant is proposing to remodel the existing space to be used as C-3, General Commercial District uses. The development will also consist of construction of a single story building located directly to the west of the existing structure that will house a 7,377 square foot building. This building is proposed with C-3, General Commercial zoning district uses as allowable uses. The applicant has indicated within the two buildings along West Markham Street a total of 8,000 square feet of restaurant space will be available. I% January 5, 2012 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z -5258-D The development is proposed with the future construction of a 20,000 square foot two-story office building in the northeast corner of the property. The building will contain 0-2, Office and Institutional District uses and the permitted ten percent accessory uses. A total of 164 parking spaces will serve the three buildings. B. EXISTING CONDITIONS: Currently Ellis Infinity Automobile Dealership is located on one lot and an auto body repair shop is located on the adjacent lot. A single drive serves both lots extending from West Markham Street. The plat includes a cross access easement for the lots. The northern boundary of the site is the Rock Creek. Other uses in the area include shopping centers to the east and south. West of the site is Home Depot and Target, a convenience store and a tire shop. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 -feet of the site, the Gibraltar Heights/Pointe West/Timber Ridge Property Owners Association and the Parkway Place Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. The driveway south of the proposed restaurant must be signed and striped as exit only due to the distance from the curb of Markham Street is less than 75 feet. The driveway north of the restaurant can be striped for 2 -way traffic. 3. The angled parking on the west side of the proposed restaurant must be turned for the drives to be one-way south. 4. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 5. The minimum Finish Floor elevation of structures in the floodplain should be elevated to at least 1 foot above the base flood elevation. The elevation is required to be shown on plat and grading plans. 6. Access easements should be provided to access the northwest lot. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. 3 January 5, 2012 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: Z -5258-D Entergy: There is a transmission line located along the west side of this property. Contact Entergy at 501-954-5151 for additional information. Center -Point Energy: No comment received. 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. The 50 -foot wide right of way for the raw water line is owned by Central Arkansas Water (deed recorded Book 242, Page 404 on July 23, 1936 and transferred to Central Arkansas Water in Document 2001051904 recorded July 3, 2001) and an easement from Central Arkansas Water will be required in order to allow for access and paving of this exception. A 16 -foot wide utility easement will be required (in line with the water line easement platted as part of Lot 1 THJR Addition) to accommodate the existing 12 -inch water line (installed outside easement recorded Book 1415 Page 323, recorded November 15, 1976, and obtained in conjunction with Improvement District 325). Water service and fire protection to this tract will be provided through a separate connection off the 12 -inch main, unless this area is platted as part of Lot 2, THJR Addition. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required they will be installed at the developer's expense. Please submit plans for water facilities and/or fire protection systems 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. Contact Central Arkansas Water regarding the size and location of the water meter. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) 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 RPZ assembly, successful tests of the assembly must be completed by a Certified Assembly Tester licensed in 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 377-1226 if you would like to discuss backflow prevention requirements for this project. 0 January 5, 2012 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: Z -5258-D Fire Department: Place fire hydrants per code. Maintain access at least 20 -feet wide. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route # 5 — The West Markham route. Parks and Recreation: No comment received. F. ISSUES/TECHN ICAL/DESIGN Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial 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. The applicant has applied for a rezoning from PCD to PCD (Planned Commercial Development) to allow for the construction of three buildings on the site — a new restaurant/retail building a new office building and conversion of the existing dealership to retail uses. Master Street Plan: West Markham Street is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on West Markham Street since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class I, Bike Path, proposed along Rock Creek to the north of this site. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or/and easement is recommended. Landscape 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The zoning ordinance requires an average seventeen -foot (17') wide street buffer along West Markham Street, in front of the proposed restaurant. In no case can this amount be less than nine foot (9') in width. 3. The zoning ordinance requires an average twenty-seven foot (27') wide street buffer along the remainder of West Markham Street, in front of the existing January 5, 2012 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: Z -5258-D retail space. In no case can this amount be less than thirteen foot (13') in width. 4. The landscape ordinance requires a minimum nine -foot (9') wide perimeter landscape strip around the sites entirety. There are currently parking spaces, driveways, backup areas, and perhaps dumpster pads within this area. These must be removed or request a variance from the City Beautiful Commission prior to the item being forwarded to the Little Rock Board of Directors. 5. A small amount of building landscaping will be required. 6. The landscape ordinance requires a minimum of eight per cent (8 %) of the paved areas be landscaped with interior islands of at least 7 1/2 feet in width and 300 square feet in area. Interior islands are to be evenly distributed throughout the property. 7. An automatic irrigation system is required. 8. Prior to the issuance of a building permit, it will be necessary to provide landscape plans 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 requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (December 8, 2011) Mr. Frank Riggins of Crafton Tull was present representing the request. Staff presented an overview of the request stating the request included the remodeling of an existing building on the site and construction of two new buildings. Staff questioned if the office building would utilize the ten percent accessory uses as identified in the 0-2, Office and Institutional zoning district. Staff also requested the site plan label the cross access easement, which existed between the two lots. Staff questioned if the site would contain any perimeter fencing. Staff also requested the applicant provide the location of any proposed dumpster facilities on the site plan. Public Works comments were addressed. Staff stated the driveway south of the proposed restaurant was to be signed and striped as exit only due to the distance from the curb of West Markham Street. Staff stated the angled parking on the west side of the proposed restaurant was to be turned for the drives to be one-way to the south. Landscape comments were addressed. Staff stated based on the percentage of redevelopment of the site a 100 percent upgrade to the landscaping was required. Staff stated the street buffer along West Markham Street adjacent to January 5, 2012 SUBDIVISION ITEM NO.: 3 [Cont. FILE NO.: Z -5258-D the new building should be increased to a seventeen foot average. Staff stated in front of the existing retail space a twenty-seven foot average street buffer was required. Staff stated a small amount of building landscaping was required. Staff stated the interior islands were to be a minimum of seven and one-half feet and a minimum of 300 square feet in area. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the December 8, 2011, Subdivision Committee meeting. The applicant has indicated the parking located at the western end of the building will be redesigned as requested by staff. The revised plan has increased the landscape strip along West Markham Street adjacent to the proposed new building. The landscape strip in front of the existing building is not proposed to change. The revised cover letter states the office building is proposed utilizing the accessory uses as identified in the 0-2, Office and Institution zoning district. All site lighting will remain in place. Any additional lighting will be placed on the site similar to the existing lighting. The existing lighting does not overspill onto adjacent properties. The existing building contains 9,773 square feet and houses the showroom and service area for the existing automobile dealership. The applicant is proposing to remodel the existing space to be used as C-3, General Commercial District uses. Within the building the applicant has indicated restaurant space will be available. The amount of space will be dependant on the proposed new building located to the west. A single story building located directly to the west of the existing structure is proposed to contain 7,377 square feet. This building is proposed with C-3, General Commercial zoning district uses as allowable uses. The applicant has indicated within this building and the existing building a combined total of 8,000 square feet of restaurant space will be available. The development is proposed with the future construction of a 20,000 square foot two-story office building in the northeast corner of the property. The building will utilize 0-2, Office and Institutional District uses as allowable uses. The building is proposed with the 10 percent allowable accessory uses as identified in the 0-2 zoning district. 7 January 5, 2012 SUBDIVISION ITEM NO.: FILE NO.: Z -5258-D A total of 164 parking spaces will serve the three buildings. The development is proposed containing a total of 37,150 square feet of leaseable space. Based on the typical parking requirements for a mixed use (shopping center development — 1 per 225 gross square feet) a total of 165 parking spaces is required. The development is proposed with a "landmark" sign equal in size to the existing sign. The sign will not exceed signage allowed in commercial zones or a maximum of 36 -feet in height and 160 -square feet in area. Building signage will be placed on the north and south facades of the two retail buildings and on the front (south) fagade of the office building. The signage will not exceed ten percent of the fagade of each building. The hours of operation for the development are proposed as 6:00 am to 12:00 am seven days per week. The revised plan has increased the landscape strip in front of the western building to a 9 -foot minimum with a 17 -foot average as required by the landscape and buffer ordinances. The perimeter landscape strip has also been increased to a 9 -foot minimum as required by the landscape ordinance. There are no buffer ordinance requirements along the eastern and western perimeters. The landscape strip/street buffer along West Markham Street in front of the existing building has not been changed. The landscape strip appears to be six feet (6') near the entrance drive reducing down to near two feet (2') near the eastern end of the existing parking. According to the applicant the existing parking arrangement was accomplished at a time when landscape setbacks were not as stringent as currently exist. The applicant has indicated the location of utilities and other facilities was also less stringent when the property was first developed. The applicant has indicated they are fearful of any construction on this specific portion of the parking area which would result in damage to sewer, gas, fiber optics, or any other underground utilities that currently exist under that specific portion of the parking area. Within the title search, the applicant discovered several occasions where special conditions had been made to this property in order to accommodate utilities. The applicant is requesting the Commission consider their request to keep the parking area of this specific portion of the property undisturbed and allow a reduction in the street buffer requirement. The City Beautiful Commission will also have to review and approve a request for a reduction in the landscape strip as required by the Landscape Ordinance. The site plan indicates the placement of a dumpster near each of the proposed buildings. A note indicates the dumpsters will be screened per the typical standards of the zoning ordinance. Dumpster enclosures will be masonry enclosures with metal swing gates. The site plan indicates the dumpster located along the western perimeter within the landscape strip which is required by the January 5, 2012 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: Z -5258-D landscape ordinance. The applicant has indicated based on the configuration of the property and the desire to allow this building a dumpster the minimum landscape strip of 9 -feet cannot be achieved. Staff is generally supportive of the proposed request but feels the applicant can increase the landscape area along West Markham Street adjacent to the existing building by increasing the landscape islands and provide additional plantings within this area. In addition the applicant could request a franchise of the right of way within this area and place plantings within the franchised area to give the site a visual appearance of more green space. Based on the applicant's current proposal staff is not supportive of the request. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (JANUARY 5, 2012) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had revised the site plan based on their suggestions in the analysis section of the staff write-up of the agenda. Staff stated the revised plan had redirected the traffic flows in the parking area located west of the proposed new retail/restaurant building. Staff stated with this revision the dumpster located along the western perimeter was now located outside the nine foot (9) landscape strip required by the City's Landscape Ordinance. Staff stated the revised plan had increased the three (3) landscape islands in front of the existing building as suggested by staff. Staff stated the applicant had also indicated a desire to franchise the placement of landscaping within the public right of way in front of the existing building. Staff stated based on the revisions to the site plan they were now supportive of the request. Staff presented 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. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 7 ayes, 0 noes and 4 absent. N FILE NO.: Z NAME: Rock Creek Crossing Revised Short -form PCD LOCATION: Located at 12206 West Markham Street DEVELOPER: Rowan Development, LLC 15 Shackleford Drive, Suite H Little Rock, AR 72211 ENGINEER: Crafton Tull Sparks 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.96 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 PCD Automobile Sales Revised PCD FT. NEW STREET: 0 LF C-3, General Commercial District & 0-2, Office and Institutional District VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: In 1994, the City of Little Rock Board of Directors approved Ordinance No. 16,762 which rezoned a portion of the property from C-2 to C-3. In January of 1993 a Short -form PD -C was approved for a one-story retail building containing approximately FILE NO.: Z-5258-D(Cont.) 7,553 square feet. The PCD approved tenant for the site is ABRA Auto Body and Glass Shop. Access to Lot 1 is from West Markham via a 25 -foot drive through Lot 2. Ordinance No. 17,468 adopted by the Little Rock Board of Directors on May 6, 1997, established THJR Addition Lot #2 Short -form PCD, creating a two lot plat and a rezoning to allow an automobile sales lot. Lot 2 has developed with a 13,200 square foot building with 209 parking spaces. The building consists of 9,000 square feet on the first floor for sales and service with an additional 3,600 square feet on the second floor for parts and general office. As a conditional of approval the applicant agreed to no outdoor paging, the hours of operation to be from 7:00 am to 7:00 pm, all vehicles were to be unloaded on site, the lighting was to be directional on 25 -foot poles and no automobile body work was to be performed on Lot 2. Resolution No. 11,526 of the City of Little Rock Board of Directors dated June 3, 2003, authorized the purchase of a 1.74 -acre tract of land from the City of Little Rock by the applicant. Subsequently, Ordinance No. 19,022 was adopted by the Little Rock Board of Directors on January 6, 2004, which allowed the rezoning of the 1.74 -acres of property from OS, Open Space to PCD. The area was included in the previously approved PCD. The development was proposed as a two phase development. The first phase would consist of a 7,200 square foot service facility and approximately 80 parking spaces. The second phase was to be a parking expansion consisting of 85 spaces. The spaces would be used for inventory as well as parking for cars waiting to be serviced. The new building was not constructed on the site. A. PROPOSALIREQUESTIAPPLICANT'S STATEMENT: The proposed development is located at 12206 West Markham Street. The site encompasses 2.96 acres of land and is currently zoned PCD and utilized as an automotive dealership. The request is to revise the PCD to add restaurant, retail and business office uses as allowable uses. The existing building contains 9,773 square feet and houses the showroom and service area for the automobile dealership. The applicant is proposing to remodel the existing space to be used as C-3, General Commercial District uses. The development will also consist of construction of a single story building located directly to the west of the existing structure that will house a 7,377 square foot building. This building is proposed with C-3, General Commercial zoning district uses as allowable uses. The applicant has indicated within the two buildings along West Markham Street a total of 8,000 square feet of restaurant space will be available. The development is proposed with the future construction of a 20,000 square foot two-story office building in the northeast corner of the property. The building will contain 0-2, Office and Institutional District uses and the permitted ten percent accessory uses. A total of 164 parking spaces will serve the three buildings. 2 FILE NO.: Z-5258-D(Cont.) B. EXISTING CONDITIONS: Currently Ellis Infinity Automobile Dealership is located on one lot and an auto body repair shop is located on the adjacent lot. A single drive serves both lots extending from West Markham Street. The plat includes a cross access easement for the lots. The northern boundary of the site is the Rock Creek. Other uses in the area include shopping centers to the east and south. West of the site is Home Depot and Target, a convenience store and a tire shop. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 -feet of the site, the Gibraltar Heights/Pointe West/Timber Ridge Property Owners Association and the Parkway Place Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. The driveway south of the proposed restaurant must be signed and striped as exit only due to the distance from the curb of Markham Street is less than 75 feet. The driveway north of the restaurant can be striped for 2 -way traffic. 3. The angled parking on the west side of the proposed restaurant must be turned for the drives to be one-way south. 4. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 5. The minimum Finish Floor elevation of structures in the floodplain should be elevated to at least 1 foot above the base flood elevation. The elevation is required to be shown on plat and grading plans. 6. Access easements should be provided to access the northwest lot. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Enter : There is a transmission line located along the west side of this property. Contact Entergy at 501-954-5151 for additional information. Center -Point EneM : No comment received. AT & T: No comment received. 3 FILE NO.: Z -5258-D (Cont. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The 50 -foot wide right of way for the raw water line is owned by Central Arkansas Water (deed recorded Book 242, Page 404 on July 23, 1936 and transferred to Central Arkansas Water in Document 2001051904 recorded July 3, 2001) and an easement from Central Arkansas Water will be required in order to allow for access and paving of this exception. A 16 -foot wide utility easement will be required (in line with the water line easement platted as part of Lot 1 THJR Addition) to accommodate the existing 12 -inch water line (installed outside easement recorded Book 1415 Page 323, recorded November 15, 1976, and obtained in conjunction with Improvement District 325). Water service and fire protection to this tract will be provided through a separate connection off the 12 -inch main, unless this area is platted as part of Lot 2, THJR Addition. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required they will be installed at the developer's expense. Please submit plans for water facilities and/or fire protection systems 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. Contact Central Arkansas Water regarding the size and location of the water meter. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) 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 RPZ assembly, successful tests of the assembly must be completed by a Certified Assembly Tester licensed in 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 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Maintain access at least 20 -feet wide. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route # 5 — The West Markham route. Parks and Recreation: No comment received. 4 FILE NO.: Z -5258-D (Cont. F. ISSU ES/TEC H N I CAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial 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. The applicant has applied for a rezoning from PCD to PCD (Planned Commercial Development) to allow for the construction of three buildings on the site — a new restaurant/retail building a new office building and conversion of the existing dealership to retail uses. Master Street Plan: West Markham Street is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on West Markham Street since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class I, Bike Path, proposed along Rock Creek to the north of this site. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or/and easement is recommended. Landsc�e: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The zoning ordinance requires an average seventeen -foot (17) wide street buffer along West Markham Street, in front of the proposed restaurant. In no case can this amount be less than nine foot (9') in width. 3. The zoning ordinance requires an average twenty-seven foot (27') wide street buffer along the remainder of West Markham Street, in front of the existing retail space. In no case can this amount be less than thirteen foot (13') in width. 4. The landscape ordinance requires a minimum nine -foot (9') wide perimeter landscape strip around the sites entirety. There are currently parking spaces, driveways, backup areas, and perhaps dumpster pads within this area. These must be removed or request a variance from the City Beautiful Commission prior to the item being forwarded to the Little Rock Board of Directors. 5. A small amount of building landscaping will be required. 6. The landscape ordinance requires a minimum of eight per cent (8 %) of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width 5 FILE NO.: Z-5258-D(Cont.) G H. and 300 square feet in area. Interior islands are to be evenly distributed throughout the property. 7. An automatic irrigation system is required. 8. Prior to the issuance of a building permit, it will be necessary to provide landscape plans 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 requirements can be given when preserving trees of six (6) inch caliper or larger. SUBDIVISION COMMITTEE COMMENT: (December 8, 2011) Mr. Frank Riggins of Crafton Tull was present representing the request. Staff presented an overview of the request stating the request included the remodeling of an existing building on the site and construction of two new buildings. Staff questioned if the office building would utilize the ten percent accessory uses as identified in the 0-2, Office and Institutional zoning district. Staff also requested the site plan label the cross access easement, which existed between the two lots. Staff questioned if the site would contain any perimeter fencing. Staff also requested the applicant provide the location of any proposed dumpster facilities on the site plan. Public Works comments were addressed. Staff stated the driveway south of the proposed restaurant was to be signed and striped as exit only due to the distance from the curb of West Markham Street. Staff stated the angled parking on the west side of the proposed restaurant was to be turned for the drives to be one-way to the south. Landscape comments were addressed. Staff stated based on the percentage of redevelopment of the site a 100 percent upgrade to the landscaping was required. Staff stated the street buffer along West Markham Street adjacent to the new building should be increased to a seventeen foot average. Staff stated in front of the existing retail space a twenty-seven foot average street buffer was required. Staff stated a small amount of building landscaping was required. Staff stated the interior islands were to be a minimum of seven and one-half feet and a minimum of 300 square feet in area. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the December 8, 2011, Subdivision Committee meeting. The applicant has 0 FILE NO.: Z -5258-D Cont. indicated the parking located at the western end of the building will be redesigned as requested by staff. The revised plan has increased the landscape strip along West Markham Street adjacent to the proposed new building. The landscape strip in front of the existing building is not proposed to change. The revised cover letter states the office building is proposed utilizing the accessory uses as identified in the 0-2, Office and Institution zoning district. All site lighting will remain in place. Any additional lighting will be placed on the site similar to the existing lighting. The existing lighting does not overspill onto adjacent properties. The existing building contains 9,773 square feet and houses the showroom and service area for the existing automobile dealership. The applicant is proposing to remodel the existing space to be used as C-3, General Commercial District uses. Within the building the applicant has indicated restaurant space will be available. The amount of space will be dependant on the proposed new building located to the west. A single story building located directly to the west of the existing structure is proposed to contain 7,377 square feet. This building is proposed with C-3, General Commercial zoning district uses as allowable uses. The applicant has indicated within this building and the existing building a combined total of 8,000 square feet of restaurant space will be available. The development is proposed with the future construction of a 20,000 square foot two-story office building in the northeast corner of the property. The building will utilize 0-2, Office and Institutional District uses as allowable uses. The building is proposed with the 10 percent allowable accessory uses as identified in the 0-2 zoning district. A total of 164 parking spaces will serve the three buildings. The development is proposed containing a total of 37,150 square feet of leaseable space. Based on the typical parking requirements for a mixed use (shopping center development — 1 per 225 gross square feet) a total of 165 parking spaces is required. The development is proposed with a "landmark" sign equal in size to the existing sign. The sign will not exceed signage allowed in commercial zones or a maximum of 36 -feet in height and 160 -square feet in area. Building signage will be placed on the north and south facades of the two retail buildings and on the front (south) facade of the office building. The signage will not exceed ten percent of the facade of each building. The hours of operation for the development are proposed as 6:00 am to 12:00 am seven days per week. 7 FILE NO.: Z -5258-D (Cont. The revised plan has increased the landscape strip in front of the western building to a 9 -foot minimum with a 17 -foot average as required by the landscape and buffer ordinances. The perimeter landscape strip has also been increased to a 9 -foot minimum as required by the landscape ordinance. There are no buffer ordinance requirements along the eastern and western perimeters. The landscape strip/street buffer along West Markham Street in front of the existing building has not been changed. The landscape strip appears to be six feet (6') near the entrance drive reducing down to near two feet (2') near the eastern end of the existing parking. According to the applicant the existing parking arrangement was accomplished at a time when landscape setbacks were not as stringent as currently exist. The applicant has indicated the location of utilities and other facilities was also less stringent when the property was first developed. The applicant has indicated they are fearful of any construction on this specific portion of the parking area which would result in damage to sewer, gas, fiber optics, or any other underground utilities that currently exist under that specific portion of the parking area. Within the title search, the applicant discovered several occasions where special conditions had been made to this property in order to accommodate utilities. The applicant is requesting the Commission consider their request to keep the parking area of this specific portion of the property undisturbed and allow a reduction in the street buffer requirement. The City Beautiful Commission will also have to review and approve a request for a reduction in the landscape strip as required by the Landscape Ordinance. The site plan indicates the placement of a dumpster near each of the proposed buildings. A note indicates the dumpsters will be screened per the typical standards of the zoning ordinance. Dumpster enclosures will be masonry enclosures with metal swing gates. The site plan indicates the dumpster located along the western perimeter within the landscape strip which is required by the landscape ordinance. The applicant has indicated based on the configuration of the property and the desire to allow this building a dumpster the minimum landscape strip of 9 -feet cannot be achieved. Staff is generally supportive of the proposed request but feels the applicant can increase the landscape area along West Markham Street adjacent to the existing building by increasing the landscape islands and provide additional plantings within this area. In addition the applicant could request a franchise of the right of way within this area and place plantings within the franchised area to give the site a visual appearance of more green space. Based on the applicant's current proposal staff is not supportive of the request. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. N FILE NO.: Z -5258-D Cont. PLANNING COMMISSION ACTION: (JANUARY 5, 2012) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had revised the site plan based on their suggestions in the analysis section of the staff write-up of the agenda. Staff stated the revised plan had redirected the traffic flows in the parking area located west of the proposed new retail/restaurant building. Staff stated with this revision the dumpster located along the western perimeter was now located outside the nine foot (9') landscape strip required by the City's Landscape Ordinance. Staff stated the revised plan had increased the three (3) landscape islands in front of the existing building as suggested by staff. Staff stated the applicant had also indicated a desire to franchise the placement of landscaping within the public right of way in front of the existing building. Staff stated based on the revisions to the site plan they were now supportive of the request. Staff presented 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. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 7 ayes, 0 noes and 4 absent. R7 ITEM NO.: 3. Z NAME: Rock Creek Crossing Revised Short -form PCD LOCATION: located at 12206 West Markham Street Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than December 21, 2011. The Office of Planning and Development must receive the proof of notice no later than December 30, 2011. 2. Will the office building utilize the allowance of the 10% accessory uses within the 20,00 square foot building? 3. Provide details of the proposed signage plan including building signage on each of the three buildings. 4. Provide the location of any proposed dumpster facilities. Include a note on the site plan indicating the proposed screening mechanism for the dumpster. 5. Provide the days and hours of operation for the development. 6. Will the retail building front both West Markham Street and into the parking lot? 7. Label the cross access easement. It appears the access easement does not extend to the north property line of the adjacent parcel. If the access easement does not extend to the northern boundary of the adjacent lot, this development must provide a minimum landscape strip of 9 -feet, in the area where paving is proposed and not a part of an access easement. 8. Dimension the plan — Parking stalls and drives, buildings. 9. Show the property line and the building setback from property lines. 10. The western angled parking is striped incorrectly. 11. Will there be additional restaurant lease space in the existing building proposed for C-3, General Commercial District uses or in the 1,377 square feet within the proposed restaurant building? 12.All site lighting must be low level and directional, directed downward and into the site. 13. Will there be any fencing located on the site? If so provide a note concerning the location, construction material and total height. Variance/Waivers: None requested. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 2. The driveway south of the proposed restaurant must be signed and striped as exit only due to the distance from the curb of Markham Street is less than 75 feet. The driveway north of the restaurant can be striped for 2 -way traffic. 3. The angled parking on the west side of the proposed restaurant must be turned for Item # I the drives to be one-way south. 4. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 5. The minimum Finish Floor elevation of structures in the floodplain should be elevated to at least 1 foot above the base flood elevation. The elevation is required to be shown on plat and grading plans. 6. Access easements should be provided to access the northwest lot. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: There is a transmission line located along the west side of this property, Contact Entergy at 501-954-5151 for additional information. Center -Point Ener : No comment received. 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. The 50 -foot wide right of way for the raw water line is owned by Central Arkansas Water (Deed recorded Book 242, Page 404 on July 23, 1936 and transferred to Central Arkansas Water in Document 2001051904 recorded July 3, 2001) and an easement from Central Arkansas Water will be required in order to allow for access and paving of this exception. A 16 -foot wide utility easement will be required (in line with the water line easement platted as part of Lot 1 THJR Addition) to accommodate the existing 12 -inch water line (installed outside easement recorded Book 1415 Page 323, recorded November 15, 1976, and obtained in conjunction with Improvement District 325). Water service and fire protection to this tract will be provided through a separate connection off the 12 -inch main, unless this area is platted as part of Lot 2, THJR Addition. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required they will be installed at the developer's expense. Please submit plans for water facilities and/or fire protection systems to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Center 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. Contact Central Arkansas Water regarding the size and location of the water meter. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) 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 RPZ assembly, successful tests of the assembly must be completed by a Certified Assembly Tester licensed in the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Item # 3. Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Maintain access at least 20 -feet wide. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route # 5 — The West Markham route. Parks and Recreation: No comment received. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial 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. The applicant has applied for a rezoning from PCD to PCD (Planned Commercial Development) to allow for the construction of three buildings on the site — a new restaurant/retail building a new office building and conversion of the existing dealership to retail uses. Master Street Plan: West Markham Street is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on West Markham Street since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class I, Bike Path, proposed along Rock Creek to the north of this site. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or/and easement is recommended. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The zoning ordinance requires an average seventeen -foot (17') wide street buffer along West Markham Street, in front of the proposed restaurant. In no case can this amount be less than nine foot (9') in width. 3. The zoning ordinance requires an average twenty-seven foot (27') wide street buffer along the remainder of West Markham Street, in front of the existing retail space. In no case can this amount be less than thirteen foot (13') in width. 4. The landscape ordinance requires a minimum nine -foot (9') wide perimeter landscape strip around the sites entirety. There are currently parking spaces, driveways, backup areas, and perhaps dumpster pads within this area. These must be removed or request a variance from the City Beautiful Commission prior to the item being forwarded to the Little Rock Board of Directors. 5. A small amount of building landscaping will be required. Item # 3. 6. The landscape ordinance requires a minimum of eight per cent (8 %) of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 300 square feet in area. The proposed plan does not currently reflect this minimum requirement. Interior islands are to be evenly distributed throughout the property. 7. An automatic irrigation system is required. 8. Prior to the issuance of a building permit, it will be necessary to provide landscape plans 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 requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, December 14, 2011. Item # 3.