Loading...
HomeMy WebLinkAboutZ-7350 Staff AnalysisFILE NO.: Z-7350 NAME: Markham Suites Short -form PCD LOCATION: on the northeast corner of West Markham Street and North Harrison Street DEVELOPER: S & B Corporation 12814 Cantrell Road Little Rock, AR 72223 ENGINEER: Williams & Dean 18 Corporate Hill Drive, Suite 210 Little Rock, AR 72205 AREA: 2.816 Acres NUMBER OF LOTS: 3 Zoning Lot FT. NEW STREET: 0 CURRENT ZONING: C-3, General Commercial & R-3, Single-family Residential ALLOWED USES: Commercial and Residential PROPOSED ZONING: PCD PROPOSED USE: Hotel and Restaurant VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST- The applicant proposes to change the zoning of the Markham Inn, Jimmy's Serious Sandwiches and residentially zoned properties to begin a two (2) phase development. The applicant proposes Phase I to consist of the area south of "A" FILE NO.: Z-7350 (Cont.) Street; the existing Markham Inn a three-story, 120 room hotel with a total building area of approximately 47,020 square feet and a single level structure that houses a restaurant. The motel was constructed in three phases. There are 132 parking spaces. Currently, the hotel property is not in operation as it was closed in August 2001. The hotel property is located on the northeast corner of West Markham Street and Harrison Street. The property has approximately 227.85 feet of frontage along the north right-of-way of West Markham Street. The property is currently zoned C-3, General Commercial District. The restaurant is a single level structure located on the southeast corner of the property. It is currently leased to a restaurant owner and operator. The request for change in zoning is in preparation for the following improvements: The Markham Inn will become the Markham House Suites. The proposal is to renovate from the former 120 room motel property. The renovation will completely raze one building and convert 78 typical motel rooms into 7 one - bedroom units with kitchens and laundry utility rooms, and 20 two-bedroom suites with kitchens and laundry rooms. The remaining forty-two motel rooms will be completely renovated for a total of 69 rooms. All of the furniture, fixtures, and equipment in the old hotel will be completely replaced. This facility will also include a lobby/administrative area, recreational room, and laundry with a total building area of approximately 37,976 square feet. The property is scheduled to open in July 2003. Other improvements will include: Wrought iron fencing with masonry piers, asphalt -paved parking lot for 65 vehicles including three (3) marked for the handicapped, relocation of above ground utilities below ground, controlled electronic gates for the security of guests, improved exterior lighting directed inward towards the property, five (5) signage locations of 160 square feet in area each, abandonment of alley centered amidst the property, removal of the old parking pavement area and converted to landscaped area, removal of wrought iron railings to be replaced with exterior brick and stucco, existing flat roof to be replaced with new sloped shingled roof and new fire protection sprinkles throughout the facility. A number of existing trees will be preserved at the corner of "A" and Harrison Streets. The single level restaurant structure will be sold to the current leased operator. The restaurant intends to be expand 515 square feet (indicated on the site plat). The owner will, through a shared long term lease agreement for 30 parking spaces, continue to operate. This restaurant's operating hours are only from 11 am until 3 pm, Monday through Saturday and do not conflict with the hotel traffic. The restaurant owner has leased this property for the past 17 years. Phase II of the development will include the removal of four (4) single-family dwellings owned by the applicant on the "A" Street property north of Markham House Suites. This property will be developed into 14 full -furnished corporate dwellings. There will be a mixture of 1 and 2 bedroom units. The units will be a 2 FILE NO.: Z-7350 (Cont. mix of single story and 2 -story buildings, with the 2 -bedroom units being townhouses. The buildings are sited to take advantage of the existing topography and existing trees. An enclosed dumpster will be located adjacent to the existing alley. There will be a access easement across the parking lot directly south of the dumpster enclosure for emergency vehicles entry and exit. The alley does not presently continue to the west of the future dumpster location. Instead, this area provides drainage for the existing property owners on both sides. Phase II also contains thirty-four (34) parking spaces. The applicant proposes the building exterior to be brick, siding, stucco and sloped shingle roofs. The final design of the buildings for Phase II has not yet been completed. B. EXISTING CONDITIONS: The site contains the existing, now closed, Markham Inn. On the north side of West Markham, in this area, there is a mixture of office and commercial uses and south of the site is War Memorial Park. It appears "A" Street is the dividing line from the non-residential and residential uses in the area. There are four single- family homes located north of "A" Street in the proposed project area. A PCD is located north of "A" on the corner of "B" and Van Buren Streets used as a prosthetic clinic. Harrison Street is improved adjacent to the site with curb and gutter. "A" Street is an unimproved roadway. There is an existing functioning alley located on the north boundary of the property, which extends one-half way. The remainder of the alleyway serves as a drainage ditch. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Capitol View/Stifft Station Neighborhood Association and the Hillcrest Residents Neighborhood Association were notified of the public hearing as well as all property owners located within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. North Harrison would be classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 -feet from centerline. 2. 'A' Street would also be classified on the Master Street Plan as a collector street. The existing dedication of right-of-way to 25 -feet from centerline and pavement width of 26 -feet will be acceptable to meet the standards for a minor commercial street. 3. A 20 -feet radial dedication of right-of-way is required at the intersection of all abutting streets. 3 FILE NO.: Z-7350 (Cont. 4. Provide design of streets conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. The existing width of North Harrison of 24 -feet is inadequate to meet fire code and for commercial uses. 5. Repair or replace any existing curb and gutter or sidewalks that is damaged in the public right-of-way prior to occupancy. 6. A turn -out must be provided or the gated entrance on Markham similar in concept to the entrance on Harrison. 7. All driveways shall be concrete aprons per City Ordinance. 8. Plans for all work in the right-of-way shall be submitted for approval prior to the start of work. Obtain barricade permit prior to doing any work in the right- of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 9. Stormwater detention ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer mains on site. No construction will be permitted within five (5) feet of the existing sewer mains. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: 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. A %-inch meter is the largest meter available off the existing main in "A" Street. This development will have minor impact on the existing water distribution system. The proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: On-site fire hydrants will be required. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Height/Hillcrest Planning District. The Land Use Plan shows Commercial, Office and Single Family for this property. The applicant has applied for a PCD for an extended stay hotel. A 51 FILE NO.: Z-7350 (Cont. Land Use Plan Amendment (LU03-04-01) for a change to MX is a separate item on this agenda. City Recognized Neighborhood Action Plan: The applicant's property is located in an area covered by "The Hillcrest Neighborhood Plan: a 'Blueprint' of Our Community." The chapter on zoning and land use contains a goal of creating a different set of guidelines with which to govern the development of Hillcrest. This goal is supported by the two (2) objectives directing specific policy for preserving the aesthetic nature of the neighborhood and establishing design standards consistent with the character of the neighborhood. Two (2) action statements listed in support of these goals include revising the land use map for the neighborhood to consolidate and eliminate certain land uses, and to discontinue the use of commercial structures on Markham Street that do not fit the character of the neighborhood. The plan also contains a list of supplemental issues, which includes land use objectives of limiting Mix Uses to the Kavanaugh commercial areas. Landscape Issues: The plan submitted does allow for the minimum 6.7 foot wide land use buffer and landscape strip required by both the zoning and landscape ordinances along the west one-half of the northern perimeter where the alley was previously located. A six (6) foot high opaque screen is also required within this area. Additionally, the land use buffer along the northern perimeter of Lot 7 fails to meet the minimum average 13 Y2 foot width requirement by 204 square feet. A six (6) high opaque screen is required within this buffer, though it may not be deemed useful. Additionally, Lots 5, 6 and 7 fail to provide the minimum six (6) percent landscaping required within the interior of the vehicular use area. All of these requirements take into account the reduction allowed within the designated "mature area" of the City. Buildina Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) Mr. Pat McGetrick was present representing the application. Staff presented a brief overview of the proposed development along with deficiencies on the proposed site plan. Staff requested Mr. McGetrick relocate the dumpster located within the northern alley outside the alley. Staff also requested all signage locations with details of the proposed signage. Staff requested cross -access agreements between the property owner and the tenant to the east (Jimmy's Sandwich Shop) be shown on the site plan providing for shared dumpster and parking. Staff stated the applicant should contact the Little Rock Fire Department to verify the gate opening widths and to ensure they were sufficient to meet the Fire Department's requirements. 5 FILE NO.: Z-7350 (Cont. Public Works comments were addressed. Staff stated all streets would require a dedication of right-of-way and Harrison would require street construction per the Master Street Plan. Staff stated the gate on West Markham was not desirable. Staff questioned if the applicant could relocate the gate further away from the street to allow motorists options when trying to enter the site. Landscaping comments were addressed. Staff stated the plan submitted was not sufficient to meet the minimum requirements of the ordinance. Mr. McGetrick stated he would redesign the parking area and buffer areas to meet the minimum requirements. There was no further discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has relocated the dumpster contained in Phase II outside the alley as requested by Staff and included the required screening on the site plan. The applicant has also indicated agreements between the future property owner to the east, Jimmy's Serious Sandwich, with regard to parking and dumpster location. The original filing included gates and fencing around the entire development. The applicant has indicated gates and fencing will be placed on the site on an as needed basis. Staff is not supportive of fencing or gating of the development. The gate previously shown adjacent to West Markham Street has been relocated to the rear of the eastern most hotel building. This would allow motorists an area to turn -around should they mistakenly happen into the parking lot and not require them to back out into West Markham Street. The site plan also indicates fencing and gates located along "A" Street on the south side. The fence is proposed as a six (6) foot brick and wrought iron fence. The applicant is requesting the fencing be optional should security become an issue in the future. As a part of the proposed development the applicant is requesting a portion of the alley, north of West Markham and south of "A" Street be abandoned. Staff is supportive of this request. The applicant previously indicated a gate on the alley to secure the site but has since revised his request to only adding the gate if security becomes an issue in the future. Staff supports this request as well. The applicant will be required to amend the PCD and allow the Commission to determine if the gate is needed for security. The applicant proposes the placement of sixty-five (65) on-site parking spaces. Hotel/Motel development requires one parking space per guest room and for the restaurant one space is required per 100 square feet of gross floor area. The restaurant is estimated at 2600 square feet and would require 26 parking spaces. FILE NO.: Z-7350 Cont. The hotel will house 69 guest rooms and would require 69 parking spaces. This results in a typical minimum parking requirement of 95 parking spaces. Staff feels comfortable with the proposed 65 spaces since the guest of the hotel and the restaurant patrons will not likely overlap and it is unlikely all the guest rooms will be occupied and/or all the guests will have automobiles. Signage is proposed in five (5) locations. The hotel proposes identification signs on Vilest Markham Street at Harrison Street and adjacent to the alley (proposed for closure) and Harrison Street. The sign area is proposed at 160 square feet in area, the sign area allowed for commercial zones. The applicant is also requesting signage to identify Phase II in two locations. Both located north of "A" Street at the intersection of "A" Street and Harrison and "A" Street and Vanburen Street. These two signs are also proposed at 160 square feet in area. The final sign location is to serve Jimmy's Serious Sandwich. The sign area is proposed at 160 square feet in area as well. Staff would recommend the sign area allowed be limited to the following: to identify the hotel establishment one sign limited to six (6) feet in height and sixty- four (64) square feet in area. A single Phase II development sign should be limited to that allowed in multi -family or condominium development, not to exceed six (6) feet in height and 24 square feet in sign area and the sign area to identify Jimmy's Serious Sandwich be limited to 100 square feet in area. The applicant has indicated dedication of right-of-way to Harrison Street per the Master Street Plan. The applicant has also indicated street construction upgrades to Harrison and "A" Streets. Although, Staff is supportive of Phase I, there are particular aspects of this proposal that Staff does not support. Staff does not support fencing the site or the signage as proposed by the applicant. Phase II has not yet developed. The applicant has indicated Phase II will be compatible architecture to the surrounding neighborhood but staff is not comfortable with making -a recommendation without first seeing proposed design, building materials and all the details of the proposed buildings. Staff recommends Phase II be reviewed by the Commission when the Plans have been finalized complete with architectural style and building material. STAFF RECOMMENDATION: Staff recommends denial of the applicant as filed. PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) The applicant was present. There were objectors present. Staff presented the item stating there were two phases to the proposed development. Staff stated Phase I was 7 FILE NO.: Z-7350 the redevelopment of an existing hotel development and Staff was supportive of the concept. Staff stated they were opposed to the fencing proposed as a part of the development and the requested signage. Staff stated they had not received enough information to make a determination of Phase II. Staff stated they had requested additional information with regard to design and architecture but had not been furnished with this information. Staff stated without the additional information their recommendation would be denial. Staff stated the applicant could break the project into two applications. One south of "A" Street and one north of "A" Street. Staff stated the request for the area south of "A" Street could be a PCD and the area north of "A" Street re -filed as a PRD. Staff stated the new application would be heard by the Commission in six (6) weeks. Staff stated this would not delay the proposed redevelopment of the Markham Inn and would give additional time to review the residential component of the proposal. The applicant agreed to revise his application to include the area south of "A" Street and refile an application for the area north of "A" Street to be review at a later hearing. Mr. Robert Scoggins spoke in opposition of the proposed development. He stated the area south of "A" Street was not a concern but the area north of "A" Street was a concern since the proposed development backed -up to single-family homes. He questioned if a wall or fence could be installed adjoining these residences to screen the development. He also stated safety was an issue with area residents. Mr. Morris Harper spoke in opposition of the proposed development. He stated his parents owned the property east of the proposed development adjacent to Vanburen Street. He stated he had three (3) areas of concern. He stated he was concerned with the closure of the alley. He stated only a portion of the alley would be closed and fenced which would greatly decrease access to his property. Mr. Harper stated currently his customers were allowed access through the applicant's property which would allow a safer exit onto Markham for those traveling westbound. Mr. Harper also stated he was concerned with the developing crossing "A" Street. He stated the Hillcrest Neighborhood was a historical neighborhood and "A" Street had typically been drawn at "A" Street. Mr. Harper stated crossing "A" Street with a development of this intensity was an intrusion into the neighborhood. Mr. Harper stated he was also opposed to the rezoning of the site which would not offer him fair treatment when he requested to rezone a lot of his ownership located east of the proposed development. He stated he owned a lot which was zoned R-3 and was being used as a parking lot. He stated his desire was to rezone the lot to C-3 to allow him zoning which was more in line with the use of the property. Ms. Ruth Bell spoke in support of the proposed redevelopment south of "A" Street and questioned the design of the area north of "A" Street. She stated all the City's past plans had indicated "A" Street as the dividing line between commercial and non- residential development. FILE NO.: Z-7350 There was a general discussion concerning the proposed development and the merits of the development. Staff then stated if the application was re -filed as a PRD the Land Use Plan Amendment could be withdrawn. Staff stated the Plan indicated Commercial and Office south of "A" Street which was consistent with the applicant's plans. Staff stated if the applicant re -filed the PRD application north of "A" Street a Plan amendment would not be required. Mr. Pat McGetrick requested the Land Use Plan amendment be withdrawn. He stated the applicant also requested the area be divided into two applications the area south of "A" Street as a PCD and the area north of "A" Street as a PRD. Staff questioned the proposed fencing around the development. Mr, Gary Dean stated the fencing would be 42 -inches in height and a decorative fencing. Staff questioned if the entire fencing would be 42 -inches in height. Mr. Dean stated the fencing along the eastern boundary would be a six (6) foot fence extending to the driveway exit on "A" Street and behind Jimmy's. He stated the remainder of the fencing would be 42 -inches. A motion was made to approve the request to withdraw the Future Land Use Plan amendment. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A motion was made to approve Phase I of the application as filed. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A motion was then made to waive all filing fees associated with the re -filing of the Phase II portion of the development as a PRD. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 9 February 6, 2003 ITFM NO-- 15.1 NAME: Markham Suites Short -form PCD FILE NO.: Z-7350 LOCATION: on the northeast corner of West Markham Street and North Harrison Street DEVELOPER: ENGINEER: S & B Corporation 12814 Cantrell Road Little Rock, AR 72223 Williams & Dean 18 Corporate Hill Drive, Suite 210 Little Rock, AR 72205 AREA: 2.816 Acres NUMBER OF LOTS: 3 Zoning Lot FT. NEW STREET: 0 CURRENT ZONING: C-3, General Commercial & R-3, Single-family Residential ALLOWED USES: Commercial and Residential PROPOSED ZONING: PCD PROPOSED USE: Hotel and Restaurant VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant proposes to change the zoning of the Markham Inn, Jimmy's Serious Sandwiches and residentially zoned properties to begin a two (2) phase development. The applicant proposes Phase I to consist of the area south of "A" Street; the existing Markham Inn a three-story, 120 room hotel with a total building area of approximately 47,020 square feet and a single level structure that houses a restaurant. The motel was constructed in three phases. There are 132 parking spaces. Currently, the hotel property is not in operation as it was closed in August 2001. February 6, 2003 SUBDIVISION ITEM NO.: 15.1 (Cont.) FILE NO.: Z-7350 The hotel property is located on the northeast corner of West Markham Street and Harrison Street. The property has approximately 227.85 feet of frontage along the north right-of-way of West Markham Street. The property is currently zoned C-3, General Commercial District. The restaurant is a single level structure located on the southeast corner of the property. It is currently leased to a restaurant owner and operator. The request for change in zoning is in preparation for the following improvements: The Markham Inn will become the Markham House Suites. The proposal is to renovate from the former 120 room motel property. The renovation will completely raze one building and convert 78 typical motel rooms into 7 one - bedroom units with kitchens and laundry utility rooms, and 20 two-bedroom suites with kitchens and laundry rooms. The remaining forty-two motel rooms -will be completely renovated for a total of 69 rooms. All of the furniture, fixtures, and equipment in the old hotel will be completely replaced. This facility will also include a lobby/administrative area, recreational room, and laundry with a total building area of approximately 37,976 square feet. The property is scheduled to open in July 2003. Other improvements will include: Wrought iron fencing with masonry piers, asphalt -paved parking lot for 65 vehicles including three (3) marked for the handicapped, relocation of above ground utilities below ground, controlled electronic gates for the security of guests, improved exterior lighting directed inward towards the property, five (5) signage locations of 160 square feet in area each, abandonment of alley centered amidst the property, removal of the old parking pavement area and converted to landscaped area, removal of wrought iron railings to be replaced with exterior brick and stucco, existing flat roof to be replaced with new sloped shingled roof and new fire protection sprinkles throughout the facility. A number of existing trees will be preserved at the corner of "A" and Harrison Streets. The single level restaurant structure will be sold to the current leased operator. The restaurant intends to be expand 515 square feet (indicated on the site plat). The owner will, through a shared long term lease agreement for 30 parking spaces, continue to operate. This restaurant's operating hours are only from 11 am until 3 pm, Monday through Saturday and do not conflict with the hotel traffic. The restaurant owner has leased this property for the past 17 years. Phase II of the development will include the removal of four (4) single-family dwellings owned by the applicant on the "A" Street property north of Markham House Suites. This property will be developed into 14 full -furnished corporate dwellings. There will be a mixture of 1 and 2 bedroom units. The units will be a mix of single story and 2 -story buildings, with the- 2 -bedroom units being townhouses. The buildings are sited to take advantage of the existing topography and existing trees. An enclosed dumpster will be located adjacent to February 6, 2003 SUBDIVISION ITEM NO.: 15.1 (Cont.) FILE NO.: Z-7350 the existing alley. There will be a access easement across the parking lot directly south of the dumpster enclosure for emergency vehicles entry and exit. The alley does not presently continue to the west of the future dumpster location. Instead, this area provides drainage for the existing property owners on both sides. Phase II also contains thirty-four (34) parking spaces. The applicant proposes the building exterior to be brick, siding, stucco and sloped shingle roofs. The final design of the buildings for Phase II has not yet been completed. B. EXISTING CONDITIONS: The site contains the existing, now closed, Markham Inn. On the north side of West Markham, in this area, there is a mixture of office and commercial uses and south of the site is War Memorial Park. It appears "A" Street is the dividing -line from the non-residential and residential uses in the area. There are four single- family homes located north of "A" Street in the proposed project area. A PCD is located north of "A" on the corner of "B" and Van Buren Streets used as a prosthetic clinic. Harrison Street is improved adjacent to the site with curb and gutter. "A" Street is an unimproved roadway. There is an existing functioning alley located on the north boundary of the property, which extends one-half way. The remainder of the alleyway serves as a drainage ditch. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Capitol View/Stifft Station Neighborhood Association and the Hillcrest Residents Neighborhood Association were notified of the public hearing as well as all property owners located within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. North Harrison would be classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 -feet from centerline. 2. 'A' Street would also be classified on the Master Street Plan as a collector street. The existing dedication of right-of-way to 25 -feet from centerline and pavement width of 26 -feet will be acceptable to meet the standards for a minor commercial street. 3. A 20 -feet radial dedication of right-of-way is required at the intersection of all abutting streets. 3 February 6, 2003 SUBDIVISION ITEM NO.: 15.1 (Cont.) FILE NO.: Z-7350 4. Provide design of streets conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. The existing width of North Harrison of 24 -feet is inadequate to meet fire code and for commercial uses. 5. Repair or replace any existing curb and gutter or sidewalks that is damaged in the public right-of-way prior to occupancy. 6. A turn -out must be provided or the gated entrance on Markham similar in concept to the entrance on Harrison. 7. All driveways shall be concrete aprons per City Ordinance. 8. Plans for all work in the right-of-way shall be submitted for approval prior to the start of work. Obtain barricade permit prior to doing any work in the right- of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 9. Stormwater detention ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer mains on site. No construction will be permitted within five (5) feet of the existing sewer mains. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: 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. A %-inch meter is the largest meter available off the existing main in "A" Street. This development will have minor impact on the existing water distribution system. The proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: On-site fire hydrants will be required. Contact the Little Rock Fire Department at 918-3752 for additional details. County_Planning: No comment received. CATA: No comment received. n February 6, 2003 SUBDIVISION ITEM NO.: 15.1 Cont. FILE NO.: Z-7350 F. ISSUESITECHNICAL/DESIGN: Planning Division: This request is located in the Height/Hillcrest Planning District. The Land Use Plan shows Commercial, Office and Single Family for this property. The applicant has applied for a PCD for an extended stay hotel. A Land Use Plan Amendment (LU03-04-01) for a change to MX is a separate item on this agenda. City Recognized Nei hborhood Action Plan: The applicant's property is located in an area covered by "The Hillcrest Neighborhood Plan: a 'Blueprint' of Our Community." The chapter on zoning and land use contains a goal of creating a different set of guidelines with which to govern the development of Hillcrest. This goal is supported by the two (2) objectives directing specific policy for preserving the aesthetic nature of the neighborhood and establishing design standards consistent with the character of the neighborhood. Two (2) action statements listed in support of these goals include revising the land use map for the neighborhood to consolidate and eliminate certain land uses, and to discontinue the use of commercial structures on Markham Street that do not fit the character of the neighborhood. The plan also contains a list of supplemental issues, which includes land use objectives of limiting Mix Uses to the Kavanaugh commercial areas. Landscape Issues: The plan submitted does allow for the minimum 6.7 foot wide land use buffer and landscape strip required by both the zoning and landscape ordinances along the west one-half of the northern perimeter where the alley was previously located. A six (6) foot high opaque screen is also required within this area. Additionally, the land use buffer along the northern perimeter of Lot 7 fails to meet the minimum average 13 'h foot width requirement by 204 square feet. A six (6) high opaque screen is required within this buffer, though it may not be deemed useful. Additionally, Lots 5, 6 and 7 fail to provide the minimum six (6) percent landscaping required within the interior of the vehicular use area. All of these requirements take into account the reduction allowed within the designated "mature area" of the City. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) Mr. Pat McGetrick was present representing the application. Staff presented a brief overview of the proposed development along with deficiencies on the proposed site plan. Staff requested Mr. McGetrick relocate the dumpster located within the northern alley outside the alley. Staff also requested all signage locations with details of the proposed signage. 5 February 6, 2003 SUBDIVISION ITEM NO.: 15.1 (Cont.) FILE NO.: Z-7350 Staff requested cross -access agreements between the property owner and the tenant to the east (Jimmy's Sandwich Shop) be shown on the site plan providing for shared dumpster and parking. Staff stated the applicant should contact the Little Rock Fire Department to verify the gate opening widths and to ensure they were sufficient to meet the Fire Department's requirements. Public Works comments were addressed. Staff stated all streets would require a dedication of right-of-way and Harrison would require street construction per the Master Street Plan. Staff stated the gate on West Markham was not desirable. Staff questioned if the applicant could relocate the gate further away from the street to allow motorists options when trying to enter the site. Landscaping comments were addressed. Staff stated the plan submitted was not sufficient to meet the minimum requirements of the ordinance. Mr. McGetrick stated he would redesign the parking area and buffer areas to meet the minimum requirements. There was no further discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has relocated the dumpster contained in Phase II outside the alley as requested by Staff and included the required screening on the site plan. The applicant has also indicated agreements between the future property owner to the east, Jimmy's Serious Sandwich, with regard to parking and dumpster location. The original filing included gates and fencing around the entire development. The applicant has indicated gates and fencing will be placed on the site on an as needed basis. Staff is not supportive of fencing or gating of the development. The gate previously shown adjacent to West Markham Street has been relocated to the rear of the eastern most hotel building. This would allow motorists an area to turn -around should they mistakenly happen into the parking lot and not require them to back out into West Markham Street. The site plan also indicates fencing and gates located along "A" Street on the south side. The fence is proposed as a six (6) foot brick and wrought iron fence. The applicant is requesting the fencing be optional should security become an issue in the future. R Februqry 6, 2003 SUBDIVISION ITEM NO.: 15.1 Cont.) FILE NO.: Z-7350 As a part of the proposed development the applicant is requesting a portion of the alley, north of West Markham and south of "A" Street be abandoned. Staff is supportive of this request. The applicant previously indicated a gate on the alley to secure the site but has since revised his request to only adding the gate if security becomes an issue in the future. Staff supports this request as well. The applicant will be required to amend the PCD and allow the Commission to determine if the gate is needed for security. The applicant proposes the placement of sixty-five (65) on-site parking spaces. Hotel/Motel development requires one parking space per guest room and for the restaurant one space is required per 100 square feet of gross floor area. The restaurant is estimated at 2600 square feet and would require 26 parking spaces. The hotel will house 69 guest rooms and would require 69 parking spaces. This results in a typical minimum parking requirement of 95 parking spaces. Staff feels comfortable with the proposed 65 spaces since the guest of the hotel and the restaurant patrons will not likely overlap and it is unlikely all the guest rooms will be occupied and/or all the guests will have automobiles. Signage is proposed in five (5) locations. The hotel proposes identification signs on West Markham Street at Harrison Street and adjacent to the alley (proposed for closure) and Harrison Street. The sign area is proposed at 160 square feet in area, the sign area allowed for commercial zones. The applicant is also requesting signage to identify Phase II in two locations. Both located north of "A" Street at the intersection of "A" Street and Harrison and "A" Street and Vanburen Street. These two signs are also proposed at 160 square feet in area. The final sign location is to serve Jimmy's Serious Sandwich. The sign area is proposed at 160 square feet in area as well. Staff would recommend the sign area allowed be limited to the following: to identify the hotel establishment one sign limited to six (6) feet in height and sixty- four (64) square feet in area. A single Phase II development sign should be limited to that allowed in multi -family or condominium development, not to exceed six (6) feet in height and 24 square feet in sign area and the sign area to identify Jimmy's Serious Sandwich be limited to 100 square feet in area. The applicant has indicated dedication of right-of-way to Harrison Street per the Master Street Plan. The applicant has also indicated street construction upgrades to Harrison and "A" Streets. Although, Staff is supportive of Phase I, there are particular aspects of this proposal that Staff does not support. Staff does not support fencing the site or the signage as proposed by the applicant. Vi February 6, 2003 SUBDIVISION ITEM NO.: 15.1 (Cont.) _ FILE NO.: Z-7350 Phase II has not yet developed. The applicant has indicated Phase II will be compatible architecture to the surrounding neighborhood but staff is not comfortable with making a recommendation without first seeing proposed design, building materials and all the details of the proposed buildings. Staff recommends Phase II be reviewed by the Commission when the Plans have been finalized complete with architectural style and building material. I. STAFF RECOMMENDATION: Staff recommends denial of the applicant as filed. PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) The applicant was present. There were objectors present. Staff presented the item stating there were two phases to the proposed development. Staff stated Phase I was the redevelopment of an existing hotel development and Staff was supportive of the concept. Staff stated they were opposed to the fencing proposed as a part of the development and the requested signage. Staff stated they had not received enough information to make a determination of Phase II. Staff stated they had requested additional information with regard to design and architecture but had not been furnished with this information. Staff stated without the additional information their recommendation would be denial. Staff stated the applicant could break the project into two applications. One south of "A" Street and one north of "A" Street. Staff stated the request for the area south of "A" Street could be a PCD and the area north of "A" Street re -filed as a PRD. Staff stated the new application would be heard by the Commission in six (6) weeks. Staff stated this would not delay the proposed redevelopment of the Markham Inn and would give additional time to review the residential component of the proposal. The applicant agreed to revise his application to include the area south of "A" Street and refile an application for the area north of "A" Street to be review at a later hearing. Mr. Robert Scoggins spoke in opposition of the proposed development. He stated the area south of "A" Street was not a concern but the area north of "A" Street was a concern since the proposed development backed -up to single-family homes. He questioned if a wall or fence could be installed adjoining these residences to screen the development. He also stated safety was an issue with area residents. Mr. Morris Harper spoke in opposition of the proposed development. He stated his parents owned the property east of the proposed development adjacent to Vanburen Street. He stated he had three (3) areas of concern. He stated he was concerned with 0 February 6, 2003 SUBDIVISION ITEM NO.: 15.1 (Cont.) FILE NO.- Z-7350 the closure of the alley. He stated only a portion of the alley would be closed and fenced which would greatly decrease access to his property. Mr. Harper stated currently his customers were allowed access through the applicant's property which would allow a safer exit onto Markham for those traveling westbound. Mr. Harper also stated he was concerned with the developing crossing "A" Street. He stated the Hillcrest Neighborhood was a historical neighborhood and "A" Street had typically been drawn at "A" Street. Mr. Harper stated crossing "A" Street with a development of this intensity was an intrusion into the neighborhood. Mr. Harper stated he was also opposed to the rezoning of the site which would not offer him fair treatment when he requested to rezone a lot of his ownership located east of the proposed development. He stated he owned a lot which was zoned R-3 and was being used as a parking lot. He stated his desire was to rezone the lot to C-3 to allow him zoning which was more in line with the use of the property. Ms. Ruth Bell spoke in support of the proposed redevelopment south of "A" Street and questioned the design of the area north of "A" Street. She stated all the City's past plans had indicated "A" Street as the dividing line between commercial and non- residential development. There was a general discussion concerning the proposed development and the merits of the development. Staff then stated if the application was re -filed as a PRD the Land Use Plan Amendment could be withdrawn. Staff stated the Plan indicated Commercial and Office south of "A" Street which was consistent with the applicant's plans. Staff stated if the applicant re -filed the PRD application north of "A" Street a Plan amendment would not be required. Mr. Pat McGetrick requested the Land Use Plan amendment be withdrawn. He stated the applicant also requested the area be divided into two applications the area south of "A" Street as a PCD and the area north of "A" Street as a PRD. Staff questioned the proposed fencing around the development. Mr. Gary Dean stated the fencing would be 42 -inches in height and a decorative fencing. Staff questioned if the entire fencing would be 42 -inches in height. Mr. Dean stated the fencing along the eastern boundary would be a six (6) foot fence extending to the driveway exit on "A" Street and behind Jimmy's. He stated the remainder of the fencing would be 42 -inches. A motion was made to approve the request to withdraw the Future Land Use Plan amendment. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 9 February 6, 2003 SUBDIVISION ITEM NO.: 15.1 Cont. FILE NO.: Z-7350 A motion was made to approve Phase I of the application as filed. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A motion was then made to waive all filing fees associated with the re -filing of the Phase II portion of the development as a PRD. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 10 February 6, 2003 ITFM NO_- 15.1 NAME: Markham Suites Short -form PCD FILE NO.: Z-7350 LOCATION: on the northeast corner of West Markham Street and North Harrison Street DEVELOPER: ENGINEER: S & B Corporation Williams & Dean 12814 Cantrell Road 18 Corporate Hill Drive, Suite 210 Little Rock, AR 72223 Little Rock, AR 72205 AREA: 2.816 Acres NUMBER OF LOTS: 3 Zoning Lot FT. NEW STREET: 0 CURRENT ZONING: C-3, General Commercial & R-3, Single-family Residential ALLOWED USES: Commercial and Residential PROPOSED ZONING: PCD PROPOSED USE: Hotel and Restaurant VARIANCESMIAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to change the zoning of the Markham Inn, Jimmy's Serious Sandwiches and residentially zoned properties to begin a two (2) phase development. The applicant proposes Phase I to consist of the area south of "A" Street; the existing Markham Inn a three-story, 120 room hotel with a total building area of approximately 47,020 square feet and a single level structure that houses a restaurant. The motel was constructed in three phases. There are 132 parking spaces. Currently, the hotel property is not in operation as it was closed in August 2001. February 6, 2003 SUBDIVISION ITEM NO.: 15.1 Cont. FILE NO.: Z-7350 The hotel property is located on the northeast corner of West Markham Street and Harrison Street. The property has approximately 227.85 feet of frontage along the north right-of-way of West Markham Street. The property is currently zoned C-3, General Commercial District. The restaurant is a single level structure located on the southeast corner of the property. It is currently leased to a restaurant owner and operator. The request for change in zoning is in preparation for the following improvements: The Markham Inn will become the Markham House Suites. The proposal is to renovate from the former 120 room motel property. The renovation will completely raze one building and convert 78 typical motel rooms into 7 one - bedroom units with kitchens and laundry utility rooms, and 20 two-bedroom suites with kitchens and laundry rooms. The remaining forty-two motel rooms ill be completely renovated for a total of 69 rooms. All of the furniture, fixtures, and equipment in the old hotel will be completely replaced. This facility will also include a lobby/administrative area, recreational room, and laundry with a total building area of approximately 37,976 square feet. The property is scheduled to open in July 2003. Other improvements will include: Wrought iron fencing with masonry piers, asphalt -paved parking lot for 65 vehicles including three (3) marked for the handicapped, relocation of above ground utilities below ground, controlled electronic gates for the security of guests, improved exterior lighting directed inward towards the property, five (5) signage locations of 160 square feet in area each, abandonment of alley centered amidst the property, removal of the old parking pavement area and converted to landscaped area, removal of wrought iron railings to be replaced with exterior brick and stucco, existing flat roof to be replaced with new sloped shingled roof and new fire protection sprinkles throughout the facility. A number of existing trees will be preserved at the corner of "A" and Harrison Streets. The single level restaurant structure will be sold to the current leased operator. The restaurant intends to be expand 515 square feet (indicated on the site plat). The owner will, through a shared long term lease agreement for 30 parking spaces, continue to operate. This restaurant's operating hours are only from 11 am until 3 pm, Monday through Saturday and do not conflict with the hotel traffic. The restaurant owner has leased this property for the past 17 years. Phase II of the development will include the removal of four (4) single-family dwellings owned by the applicant on the "A" Street property north of Markham House Suites. This property will be developed into 14 full -furnished corporate dwellings. There will be a mixture of 1 and 2 bedroom units. The units will be a mix of single story and 2 -story buildings, with the- 2 -bedroom units being townhouses. The buildings are sited to take advantage of the existing topography and existing trees. An enclosed dumpster will be located adjacent to K February 6, 2003 SUBDIVISION ITEM NO.: 15.1(Cont.)FILE NO.: Z-7350 the existing alley. There will be a access easement across the parking lot directly south of the dumpster enclosure for emergency vehicles entry and exit. The alley does not presently continue to the west of the future dumpster location. Instead, this area provides drainage for the existing property owners on both sides. Phase II also contains thirty-four (34) parking spaces. The applicant proposes the building exterior to be brick, siding, stucco and sloped shingle roofs. The final design of the buildings for Phase II has not yet been completed. B. EXISTING CONDITIONS: The site contains the existing, now closed, Markham Inn. On the north side of West Markham, in this area, there is a mixture of office and commercial uses and south of the site is War Memorial Park. It appears "A" Street is thep dividing -line from the non-residential and residential uses in the area. There are four single- family homes located north of "A" Street in the proposed project area. A PCD is located north of "A" on the corner of "B" and Van Buren Streets used as a prosthetic clinic. Harrison Street is improved adjacent to the site with curb and gutter. "A" Street is an unimproved roadway. There is an existing functioning alley located on the north boundary of the property, which extends one-half way. The remainder of the alleyway serves as a drainage ditch. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Capitol View/Stifft Station Neighborhood Association and the Hillcrest Residents Neighborhood Association were notified of the public hearing as well as all property owners located within 200 -feet of the site and ail residents, who could be identified, located within 300 -feet of the site. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. North Harrison would be classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 -feet from centerline. 2. 'A' Street would also be classified on the Master Street Plan as a collector street. The existing dedication of right-of-way to 25 -feet from centerline and pavement width of 26 -feet will be acceptable to. meet the standards for a minor commercial street. 3. A 20 -feet radial dedication of right-of-way is required at the intersection of all abutting streets. 3 February 6, 2003 SUBDIVISION ITEM NO.: 15.1 (Cont. FILE NO.: Z-7350 4. Provide design of streets conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. The existing width of North Harrison of 24 -feet is inadequate to meet fire code and for commercial uses. 5. Repair or replace any existing curb and gutter or sidewalks that is damaged in the public right-of-way prior to occupancy. 6. A turn -out must be provided or the gated entrance on Markham similar in concept to the entrance on Harrison. 7. All driveways shall be concrete aprons per City Ordinance. 8. Plans for all work in the right-of-way shall be submitted for approval prior to the start of work. Obtain barricade permit prior to doing any work in the right- of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 9. Stormwater detention ordinance applies to this property. E.- UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer mains on site. No construction will be permitted within five (5) feet of the existing sewer mains. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: 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. A 3/ -inch meter is the largest meter available off the existing main in "A" Street. This development will have minor impact on the existing water distribution system. The proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: On-site fire hydrants will be required. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. El Februar� 6, 2003 SUBDIVISION ITEM NO.: 15.1(Cont.)FILE NO.: Z-7350 F. I SSU ES/TECHN ICAL/DESI GN : Planning Division: This request is located in the Height/Hillcrest Planning District. The Land Use Plan shows Commercial, Office and Single Family for this property. The applicant has applied for a PCD for an extended stay hotel. A Land Use Plan Amendment (LU03-04-01) for a change to MX is a separate item on this agenda. CitV Recognized Neighborhood Action Plan: The applicant's property is located in an area covered by "The Hillcrest Neighborhood Plan: a 'Blueprint' of Our Community." The chapter on zoning and land use contains a goal of creating a different set of guidelines with which to govern the development of Hillcrest. This goal is supported by the two (2) objectives directing specific policy for preserving the aesthetic nature of the neighborhood and establishing design standards consistent with the character of the neighborhood. Two (2) action statements listed in support of these goals include revising the land use map for the neighborhood to consolidate and eliminate certain land uses, and to discontinue the use of commercial structures on Markham Street that do not fit the character of the neighborhood. The plan also contains a list of supplemental issues, which includes land use objectives of limiting Mix Uses to the Kavanaugh commercial areas. Landscape Issues: The plan submitted does allow for the minimum 6.7 foot wide land use buffer and landscape strip required by both the zoning and landscape ordinances along the west one-half of the northern perimeter where the alley was previously located. A six (6) foot high opaque screen is also required within this area. Additionally, the land use buffer along the northern perimeter of Lot 7 fails to meet the minimum average 13 % foot width requirement by 204 square feet. A six (6) high opaque screen is required within this buffer, though it may not be deemed useful. Additionally, Lots 5, 6 and 7 fail to provide the minimum six (6) percent landscaping required within the interior of the vehicular use area. All of these requirements take into account the reduction allowed within the designated "mature area" of the City. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) Mr. Pat McGetrick was present representing the application. Staff presented a brief overview of the proposed development along with deficiencies on the proposed site plan. Staff requested Mr. McGetrick relocate the dumpster located within the northern alley outside the alley. Staff also requested all signage locations with details of the proposed signage. 5 Februarys 6, 2003 SUBDIVISION ITEM NO,: 15.1 (Cont.) , FILE NO.: Z-7350 Staff requested cross -access agreements between the property owner and the tenant to the east (Jimmy's Sandwich Shop) be shown on the site plan providing for shared dumpster and parking. Staff stated the applicant should contact the Little Rock Fire Department to verify the gate opening widths and to ensure they were sufficient to meet the Fire Department's requirements. Public Works comments were addressed. Staff stated all streets would require a dedication of right-of-way and Harrison would require street construction per the Master Street Plan. Staff stated the gate on West Markham was not desirable. Staff questioned if the applicant could relocate the gate further away from the street to allow motorists options when trying to enter the site. Landscaping comments were addressed. Staff stated � the plan submitted was not sufficient to meet the minimum requirements of the ordinance. Mr. McGetrick stated he would redesign the parking area and buffer areas to meet the minimum requirements. There was no further discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has relocated the dumpster contained in Phase II outside the alley as requested by Staff and included the required screening on the site plan. The applicant has also indicated agreements between the future property owner to the east, Jimmy's Serious Sandwich, with regard to parking and dumpster location. The original filing included gates and fencing around the entire development. The applicant has indicated gates and fencing will be placed on the site on an as needed basis. Staff is not supportive of fencing or gating of the development. The gate previously shown adjacent to West Markham Street has been relocated to the rear of the eastern most hotel building. This would allow motorists an area to turn -around should they mistakenly happen into the parking lot and not require them to back out into West Markham Street. The site plan also indicates fencing and gates located along "A" Street on the south side. The fence is proposed as a six (6) foot brick and wrought iron fence. The applicant is requesting the fencing be optional should security become an issue in the future. 0 February 6, 2003 SUBDIVISION ITEM NO.: 15.1 (Cont.) FILE NO.: Z-7350 As a part of the proposed development the applicant is requesting a portion of the alley, north of West Markham and south of "A" Street be abandoned. Staff is supportive of this request. The applicant previously indicated a gate on the alley to secure the site but has since revised his request to only adding the gate if security becomes an issue in the future. Staff supports this request as well. The applicant will be required to amend the PCD and allow the Commission to determine if the gate is needed for security. The applicant proposes the placement of sixty-five (65) on-site parking spaces. Hotel/Motel development requires one parking space per guest room and for the restaurant one space is required per 100 square feet of gross floor area. The restaurant is estimated at 2600 square feet and would require 26 parking spaces. The hotel will house 69 guest rooms and would require 69 parking spaces. This results in a typical minimum parking -requirement of 95 parking spaces. Staff feels comfortable with the proposed 65 spaces since the guest of the hotel and the restaurant patrons will not likely overlap and it is unlikely all the guest rooms will be occupied and/or all the guests will have automobiles. Signage is proposed in five (5) locations. The hotel proposes identification signs on West Markham Street at Harrison Street and adjacent to the alley (proposed for closure) and Harrison Street. The sign area is proposed at 160 square feet in area, the sign area allowed for commercial zones. The applicant is also requesting signage to identify Phase II in two locations. Both located north of "A" Street at the intersection of "A" Street and Harrison and "A" Street and Vanburen Street. These two signs are also proposed at 160 square feet in area. The final sign location is to serve Jimmy's Serious Sandwich. The sign area is proposed at 160 square feet in area as well. Staff would recommend the sign area allowed be limited to the following: to identify the hotel establishment one sign limited to six (6) feet in height and sixty- four (64) square feet in area. A single Phase II development sign should be limited to that allowed in multi -family or condominium development, not to exceed six (6) feet in height and 24 square feet in sign area and the sign area to identify Jimmy's Serious Sandwich be limited to 100 square feet in area. The applicant has indicated dedication of right-of-way to Harrison Street per the Master Street Plan. The applicant has also indicated street construction upgrades to Harrison and "A" Streets. Although, Staff is supportive of Phase I, there are particular aspects of this proposal that Staff does not support. Staff does not support fencing the site or the signage as proposed by the applicant. 7 February 6, 2003 SUBDIVISION ITEM NO.: 15.1 (Cont. FILE NO.: Z-7350 Phase II has not yet developed. The applicant has indicated Phase II will be compatible architecture to the surrounding neighborhood but staff is not comfortable with making a recommendation without first seeing proposed design, building materials and all the details of the proposed buildings. Staff recommends Phase II be reviewed by the Commission when the Plans have been finalized complete with architectural style and building material. STAFF RECOMMENDATION: Staff recommends denial of the applicant as filed. E-13 Subdivision Committee Comments Item No. 15 Markham Suite Short -form PCD Planning Staff Comments:, January 16, 2003 Z-7350 1. Relocate the dumpster currently located in the alley. 2. Indicate any fencing proposed as a part of the development along with details (heig ht/material/location). 3. Provide details of proposed signage (height/area). Will the proposed signs be monument style construction? 4. Is there any proposed signage along N. Harrison Street for Phase II. 5. Contact the Little Rock Fire Department to verify a 16 -foot gate opening is sufficient. 6. Indicate on the site plan a cross access easement for parking for the restaurant. 7. Will there be an agreement for the dumpster serving the restaurant to be located off the restaurant site? Indicate on the site plan. 8. Any site lighting must be low level and directional, directed away from residentially zoned properties. Variance/Waivers: Public Works: 1. North Harrison would be classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 -feet from centerline. 2. 'A' Street would also be classified on the Master Street Plan as a collector street. The existing dedication of right-of-way to 25 -feet from centerline and pavement width of 26 -feet will be acceptable to meet the standards for a minor commercial street. 3. A 20 -feet radial dedication of right-of-way is required at the intersection of all abutting streets. 4. Provide design of streets conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. The existing width of North Harrison of 24 -feet is inadequate to meet fire code and for commercial uses. 5. Repair or replace any existing curb and gutter or sidewalks that is damaged in the public right-of-way prior to occupancy. 6. A turn -out must be provided or the gated entrance on Markham similar in concept to the entrance on Harrison. 7. All driveways shall be concrete aprons per City Ordinance. 8. Plans for all work in the right-of-way shall be submitted for approval prior to the start of work. Obtain barricade permit prior to doing any work in the right-cf-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 9. Stormwater detention ordinance applies to this property. Utilities and Fire Department/County Planning: Wastewater: Existing sewer mains on site. No construction will be permitted within five (5) feet of the existing sewer mains. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy_: No comment received. SBC: No comment received. Central Arkansas Water: 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. A %-inch meter is the largest meter available off the existing main in "A" Street. This development will have minor impact on the existing water distribution system. The proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: On-site fire hydrants will be required. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. Planning Division: Landscape Issues: The plan submitted does allow for the minimum 6.7 foot wide land use buffer and landscape strip required by both the zoning and landscape ordinances along the west one-half of the northern perimeter where the alley was previously located. A six (6) foot high opaque sore n is also required within this area. Additionally, the land use buffer along the 'perimeter of lot 7 fails to meet the minimum average 13 Y2 foot width requirement by 204 square feet. A six (6) high opaque screen is required within this buffer, though it may not be deemed useful. Additionally, lots 5, 6 and 7 fail to provide the minimum six (6) percent landscaping required within the interior of the vehicular use area. All of these requirements take into account the reduction allowed within the designated "mature area" of the City. Revised plat/plan, Submit four (4) copies of a revised site plan (to include the additional information as noted above) to staff on Wednesday, January 22, 2003.