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HomeMy WebLinkAboutZ-5318-A Staff AnalysisMay 3, 1994 ITEM NO.: 9 FILE NO.: Z -5318-A NAME: WALGREENS BASELINE AND GEYER SPRINGS -- SITE PLAN REVIEW LOCATION: At the southeast corner of Baseline Road and Geyer Springs Road DEVELOPER: ENGINEER• Gary Hawkins Frank Riggins HAWKINS-SMITH THE MEHLBURGER FIRM 7136 S. Yale, #300 P. O. Box 3837 Tulsa, OK 74136 Little Rock, AR 72203 (918) 492-2435 375-5331 AREA: 2.78 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: ZONING• C-3 PLANNING DISTRICT: 14 CENSUS TRACT: 41.08 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: PROPOSED USES: Commercial Ell The applicant proposed the construction of a Walgreens Drug Store on a developed site currently occupied by the Carrie's Antiques, Crafts, and Collectibles building. To provide a site for the new 13,500 square foot Walgreens store, the applicant proposes the demolition of a substantial portion of the existing Carrie's building and its rehabilitation for the continued use of the building. The two buildings would occupy 37% of the site, and parking for 103 vehicles is indicated. The Walgreens store is to include a drive-thru window for prescription sales, and this will be located on the south side of the building. The dumpster and service and delivery area will be located on the east side of the building. A. PROPOSAL/REOUEST: Approval by the Planning Commission is requested for a site plan for the development of a new Walgreens Drug Store. The site is currently occupied by the Carrie's Antiques, Crafts, and Collectibles building, and a portion of the existing building is to be removed to provide the site for the new Walgreens store. The existing building is to be reconstructed as a reduced size building and is to continue to be occupied as a retail sales business. The new Walgreens is to be a 13,500 square foot store and is to have a drive-thru for pharmacy sales to be located on the south May 3, 1994 SUBDIVISION ITEM NO.: 9 (Continuedl_ FILE NO.: Z-5 18-A end of the building. The combined floor area of the two buildings is to occupy 53% of the site. Parking for 103 vehicles is to be provided. The dumpster and service and delivery area is to be located on the east side of the building. Parking lot lighting will be with 400 watt high pressure sodium light fixtures on 30 foot high poles. No waivers or variances are requested. B. EXISTING CONDITIONS: The site is currently occupied by the Carrie's Antiques, Crafts, and Collectibles building. The Rally's Hamburger restaurant is located at the corner of the property on a separate lot. The existing zoning is C-3. There is R-2 property abutting the site to the east and south. Across Baseline Rd. and Geyer Springs Rd. shopping enters in C-3 zoned areas. C. ENGINEERINGIUTILITY COMMENTS: Engineering comments that adequate parking for the new development must be provided. Construction of a sidewalk along Geyer Springs Rd. will be required. Water Works reports that an additional public and/or private fire hydrant will be required. Wastewater reports that sewer service must be provided by the developer. The sewer main is located in Baseline Rd. Arkansas Power and Light Co. and Arkansas Louisiana Gas Co. approved the submittal without comment. The Fire Department approved the site without comment. Landscape review reports that the 6 foot wide buffers proposed along Baseline Rd. and the eastern perimeter are short of the 17 foot and 14 foot buffers, respectively, which are required. A 3 foot wide building landscape strip between the public parking areas and the building is required. D. ISSUES/LEGAL/TECHNICAL/DESIGN: The parking proposed to be provided is approximately 1/2 as much as is required by the Ordinance. The new building has 13,500 square feet. The portion of the existing building which is to remain has about 30,000 square feet. Based on the requirements for a shopping center, the square footage, of these combined buildings will require 193 parking spaces. Only 103 spaces are provided. 2 May 3, 1994 SUBDIVISION ITEM NO.: 9 Continued FILE NO.: Z --531.8-A The drawing needs to provide existing building which is t dimensions, dimensions of th property lines, etc. E. ANALYSIS: more information about the o remain: the building e building with reference to the At least some additional parking needs to be provided. Based on the requirements for commercial parking (in lieu of the requirements for "shopping center" parking), the site should have at least 145 spaces. The construction of a new building and the revitalization of the site is a worthwhile project, and the proposed development should be encouraged. The Commission, though, needs to be assured that sufficient parking is being provided. F. 9TAFF RECOMMENDATIONS: Staff recommends approval of the site plan, subject to the applicant providing adequate parking to meet the needs of the uses on the site. SUBDIVI81ON COMMITTEE COMMENT: (APRIL 14, 1994) Mr. Frank Riggins, with the Mehlburger Firm, the project engineer, was present. Staff outlined the scope of the request, and Mr. Riggins reviewed the proposal with the Committee. The Committee discussed the need for additional parking on the site. Mr. Riggins indicated that perhaps some more of the existing Carrie's building could be removed to provide additional space for parking. The Committee reviewed the remaining items in the discussion outline, and, with Mr. Riggins' assurances that the items would be addressed, the Committee forwarded the site plan to the Commission for final resolution. PLANNING COMMISSION ACTION: (MAY 3, 1994) Staff presented the item, and Mr. Frank Riggins, with the Mehlburger Firm, representing the applicant, reviewed with the Commission the proposal. He introduced Mr. Mike McClain, a partner in the development company who proposes to develop the project. Mr. Riggins related that the plan involved demolition of approximately one-half of the existing carrie's building and its remodeling; approximately 22,600 square feet of this building would remain. The demolition would provide area for the new 3 May 3, 1994 SUBDIVISION ITEM NO.: 9 [Continued] FILE NO.: Z -5318-A building plus parking for 127 vehicles. He indicated that there would be a wood privacy fence constructed along the east property line which abuts the residence to the east. He reported that landscaping on the site would be brought up to current ordinance standards. Mr. Riggins recalled that the original submission reviewed by the Subdivision Committee had fewer parking spaces and a northerly projection on the existing building which was to remain. Since the Subdivision Committee review, this wing has been removed and the space has been used for additional parking. Staff asked Mr. Rigging if the plan being presented accommodated the changes required by Public Works regarding the three parking spaces in the throat of the driveway off Baseline and abutting the Rally's lot. Mr. Riggins indicated that this change had been made. Mr. Mike Pierce, president of Rally's of Arkansas, inspected the plan and assured himself that the proposed development would not affect the Rally's site. Commissioner Ball inquired of staff if the parking which was being provided would be sufficient. Staff responded that there should be adequate parking for the uses. Commissioner Wyrick asked the developer to indicate the location of the new entrance to the existing building. Mr. Riggins indicated that the decision had not been finalized, but that it would have to be on the west or north faces of the remodeled building. Staff reported that Mrs. Faye Rollins, who lives in the home abutting the site to the east, had contacted staff regarding her concerns about the development and its effect on her. Staff related that Mrs. Rollins was concerned that the building would block visibility of her home from police and passersby, and her security would be affected; that she was concerned about the increase of traffic on Baseline, causing it to be more dangerous for her to pull onto the street; and, that it would cause an increase in crime in the area. Mrs. Faye Rollins confirmed the staff report on her concerns. She explained that she has difficulty pulling onto Baseline from her drive, and that more traffic would be increase the difficulty and danger to her. Staff reported that a field investigate had been conducted to _- locate the new Walgreens building in relation to Mrs. Rollins' home. Staff reported that the new building would be almost 4 May 3, 1994 SUBDIVISION ITEM NO.: 9 Continued FILE NO.: Z -5318-A entirely behind the rear line of the house, and would be over 33 feet west of the property line. Looking out of her kitchen window, Mrs. Rollins would look onto the front parking lot of the store. Her home and rear yard would have a great deal of visibility from the west and northwest. The required fence, however, would need to either be eliminated or reduced in height to achieve the desired visibility. Mr. Riggins, Mr. McClain, and Mrs. Rollins reviewed the plans together, and Mr. Riggins reported that Walgreens would accommodate Mrs. Rollins concern regarding retaining visibility of her home and rear yard, and that if she wanted either no fence or a lower fence, Walgreens would agree to do whatever she wanted. A motion was made and seconded to approve the site plan. The motion passed with the vote of 8 ayes, 0 nays, 3 absent, and 0 abstentions. 5