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HomeMy WebLinkAboutZ-8167-B Staff AnalysisAugust 7, 2008 ITEM NO.: 10 NAME: Stifft's Station Short -form PCD LOCATION: Located at 1001 Kavanaugh Boulevard DEVELOPER: Stifft Station Partners LLC Tony Karklins, Managing Director 600 N. Broadway Street North Little Rock, AR 72114 ci 1D\iGvnQ- Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 A M ''LJITCf--r. Wer Architects/Planners 901 West 3rd Street Little Rock, AR 72201 AREA: 0.52± acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE FILE NO.: Z-8167-B LOTS: 1 zoning lot FT. NEW STREET: 0 LF C-3, General Commercial District and R-5 General Commercial Uses and Multi -family 36-units per acre PCD C-3, General Commercial District uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On July 5, 2007, the Little Rock Planning Commission withdrew a rezoning request from C-3, General Commercial District and R-5 to PCD to allow C-3, General Commercial District uses as allowable uses for the site. The site contained an existing two story August 7, 2008 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: Z-8167-B building with approximately 4,600 square feet of space. A parking lot located to the west of the building contained 10 parking spaces. No physical changes were proposed. The Board of Adjustment approved a variance on April 28, 2008, to allow canopies to extend into the setback. A. PROPOSAL/REQUEST: The current owners of the property intend to continue the commercial uses of the two older brick buildings facing Kavanaugh Boulevard and Markham Street. They also intend to retain and improve the existing parking lot, remove the newer 1,830 square foot building west of the public alley and to improve that area (Parcel C), with additional parking. Currently the parking lot and a minor northwest portion of both older buildings is zoned R-5. The remainder of the two older buildings are zoned C-3, General Commercial District. The owner is requesting to rezone the entire site to PCD in order to allow the removal of the western building and allow a new paved parking area, allow for a canopy extension over the entrance to the triangular "Laundry Building" and generally simplify and cleanup the existing multiple zoning classification and the residential/commercial demarcation line through the existing buildings. The property is consist of four separate parcels totaling 22,823 square feet. There are three buildings located on the site. Building 1, fronting on -Kavanaugh Boulevard containing 4,380 square feet, Building 2, fronting on Markham Street, containing 3,170 square feet and Building 3, fronting on West Markham Street and to be removed containing 1,830 square feet. The owner's objective is to lease the 4,380 square foot Kavanaugh building for commercial uses. Those uses could include food and retail establishments. Plans for the 3,280 square foot "Laundry Building" are professional office or restaurant. The removal of the western building will allow for up to 10 additional parking spaces to serve the needs of the two remaining buildings. The resulting parking on site would be 27 spaces to accommodate approximately 7,550 square feet of leasable space. B. EXISTING CONDITIONS: The building is a two story building with an entrance from Kavanaugh Boulevard to the second level and West Markham Street to the first level. This site is the former Little Rock Paint and Wallpaper Store. There are commercial uses located on the lower level. An existing paved parking lot is located along the western perimeter of the site, accessed from West Markham Street. The building is located in the Capitol View Stifft Station area which contains a number of 2 August 7, 2008 SUBDIVISIO ITEM NO.: 10 (Cont. FILE NO.: Z-8167-B commercial uses including restaurants. Other uses in the area include a gas station located to the southeast. To the north and northwest of the site are single-family and multi -family residential uses. 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, all residents, who could be identified, located within 300 feet of the site along with the Capitol View/Stifft Station Neighborhood Association and the Hillcrest Residents Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed parking configuration does not provide sufficient space for 20 feet of vehicle parking and 20 feet of vehicles backing. 2. See the revised drawing prepared by Traffic Engineering. The revised plan will reduce the parking spaces to eight (8). Contact Bill Henry at 379-1816 for additional assistance. Other designs options could increase the number of parking spaces that provide 20 feet for vehicle parking and 20 feet for vehicle backing. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point EneMy: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Routes #1 — the Pulaski Height Route and #8 — the Rodney Parham Route. 3 August 7, 2008 SUBDIVISION ITEM NO.: 10 (Cont. F. ISSUES/TECHNICAL/DESIGN: FILE NO.: Z-8167-B Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a Planned Commercial Development for commercial development. The request does not require a change to the Land Use Plan. Master Street Plan: Markham Street is shown as a Minor Arterial with alternative design standards. 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 Markham Street since it is a Minor Arterial. Kavanaugh Boulevard is shown as a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class III is shown along Kavanaugh Boulevard and east along Markham Street. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Neighborhood Action Plan: This area is covered by the Hillcrest Neighborhood Action Plan. The Zoning and Land Use goal states: "More mixed -use opportunities should be provided within the commercial areas, including parts of Kavanaugh, Markham Street, and Stifft's Station. Mixed -use means more opportunities for residential over commercial in existing commercial areas." Landscape: 1. The landscape ordinance requires a six foot nine inch wide (6-9") landscape perimeter strip along all the perimeters of the site. A variance from this minimal amount must be obtained from the City Beautiful Commission prior to the issuance of building permit. 2. The zoning buffer ordinance requires a six foot nine inch wide (6-9") land use buffer along the western perimeter of the site. Seventy percent (70%) of this area is to remain undisturbed. 3. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the western perimeter of the site. Credit towards fulfilling this requirement can be 0 August 7, 2008 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: Z-8167-B given for existing trees and undergrowth that satisfies this year -around requirement. 4. The parking lot proposed on Parcel C does not appear to meet with the City's minimal landscape ordinance requirements. Approval from the City Beautiful Commission must be obtained for this parking lot prior to the issuance of a building permit. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (July 17, 2008) The applicant was present representing the request. Staff presented the item stating there were few outstanding technical issues associated with the request. Staff stated the entire site as restaurant space would not allow adequate parking based on the existing parking and the proposed additional spaces. The applicant indicated the restaurant space would be limited to allow for the typical parking required per the Hillcrest Design Overlay District. Staff requested the developers provide a signage plan. The applicant stated the existing sign located at the intersection of West Markham and Kavanaugh Boulevard, located within the right of way, would be preserved. Staff stated a franchise- agreement would be required to allow the sign to remain. Public Works comments were addressed. Staff stated the parking design was not acceptable as presented and offered a suggestion for an alternative design. Staff suggested the applicant contact Traffic Engineering for additional discussions concerning the proposed parking plan. Landscaping comments were addressed. Staff stated the perimeter landscape strip and buffer was not indicated to meet the typical ordinance standards. Staff stated a variance from the City Beautiful Commission was required from the Landscape Ordinance standards. Staff stated the Planning Commission could approve variances from the Buffer Ordinance standards. Staff noted screening was required along the western perimeter adjacent to the single-family zoned and used property. Staff noted comments from the various other reporting departments and agencies. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 5 August 7, 2008 SUBDIVISION ITEM NO.: 10 (Cont. H. ANALYSIS: FILE NO.: Z-8167-B The applicant submitted a revised site plan to staff addressing a number of the issues raised at the July 17, 2008, Subdivision Committee meeting. The applicant has indicated a maximum square footage for restaurant space, signage plan and the proposed parking plan. The site plan is indicated with a variance from the Landscape Ordinance to allow a reduced landscape strip along the western perimeter of the site. A variance from the City Beautiful Commission will be sought prior to the item being forwarded to the Board of Directors for final action. The site plan indicates a total building area of 33 percent or 7,550 square feet and paved area of 48 percent or 11,038 square feet. The remaining area is open space, landscaping and hardscaping. The patio area is proposed with 1,975 square feet (9%) and the landscape and open space area is proposed with 2,260 square feet or 10 percent of the total site area. The site plan indicates 27 parking spaces. The general notes section of the site plan indicates a maximum of 4,250 square feet of restaurant space with the remainder of the site being utilized as retail or office space. Per Section 36-434.15(b) standard parking requirements for non-residential developments states parking requirements within the district shall be fifty (50) percent of that required by Article VIII of the Little Rock Code of Ordinances. The maximum parking allowed for this district shall be the minimum standard established in Article VIII. Based on the proposed uses mix 53 spaces would be required per Article VIII. With the 50 percent reduction 26 spaces is required. Street parking is allowed to count towards the required parking. Although the site has two street frontages there is no available street parking adjacent to this site. Per Section 36-434.15(d) permitted signs shall be as in Section 36-553, signs permitted in institutional and office zones. On the street level, the maximum area of signage may be doubled if at least fifty (50) percent of the street -level office and retail space has direct access to the street. The highest point on any commercial sign attached to the building shall not exceed the corresponding building's height, freestanding commercial signs may not exceed eighteen (18) feet in height, neon -lit signs greater than thirty (30) square feet are prohibited and off -premises signs are prohibited. The revised cover letter states there is one existing pole mounted sign at the corner of Kavanaugh and West Markham Street. The sign has historical significance and will be restored with new graphic information that is as yet to be determined. The sign is located within the City's 0 August 7, 2008 SUBDIVISION ITEM NO.: 10 [Cont. FILE NO.: Z-8167-B right of way and a franchise agreement will be secured to allow the sign to remain. The building and additional ground mounted signage has not been established since there are no leases signed. According to the revised cover letter the building and ground signage will comply with the ordinance and the Design Overlay District for this area. The land use buffer and landscape strip are not indicated as required by the buffer and landscape ordinances. The landscape strip is proposed with an average of six feet nine inches but the back -out of the southern parking area is located within the buffer/landscape area. The applicant has indicated the buffer will not remain undisturbed as typically required by the buffer ordinance. A six foot screening fence will be installed along the western and northern property lines where adjacent to the residentially zoned and used property. An application to the City Beautiful Commission will be sought to allow variances from the Landscape Ordinance requirements. Retail tenants will operate with conventional hours from 9 am to 6 pm. Restaurant hours of operation vary on the food service provided. Restaurants serving breakfast will operate from 5:30 am extending to midnight for restaurants providing a dinner service. The hours of dumpster service will be limited to daylight hours. Staff is supportive of the request. The site has historically been used as commercial uses with limited parking. The site plan as proposed will add additional parking to the site lessening the impact of the commercial activity on the neighborhood. Although, the site has a reduced landscape strip and land use buffer along the western perimeter staff does not feel this will significantly impact the area. The site plan indicates the placement of a screening fence within this area and plantings along the buffer to soften the impact on the adjoining properties. STAFF RECOMMENDATIONS: Staff recommends 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. Staff recommends approval of the variance request to allow a reduced land use buffer along the western perimeter. Staff recommends the applicant secure a franchise agreement with the City to allow the existing sign to remain within the public right of way. i7 August 7, 2008 UBDIVISION M NO.: 10 {Cont. FILE NO.. Z-8167-B PLANNING COMMISSION ACTION: (AUGUST 7, 2008) The applicant was present. There were no registered objectors present. Staff stated the applicant had agreed to limit the patio space to a maximum of 400 square feet and the patio space if used by a restaurant would count in the total allowable square footage for a restaurant. Staff stated the applicant had agreed no outdoor music would be played at the site, excluded a pawn shop as an allowable use and limited the sales of alcohol to beer and wine to be sold in conjunction with a grocery or as a wine bar. Staff presented the item with 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. Staff presented a recommendation of approval of the variance request to allow a reduced land use buffer along the western perimeter. Staff also presented a recommendation the applicant secure a franchise agreement with the City to allow the existing sign to remain within the public right of way. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for Approval as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. I FILE NO.: Z-8167-B NAME: Stifft's Station Short -form PCD LOCATION: Located at 1001 Kavanaugh Boulevard DEVELOPER: Stifft Station Partners LLC Tony Karklins, Managing Director 600 N. Broadway Street North Little Rock, AR 72114 .qi IR\/Fynp. Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 ARCHITFCT- Wer Architects/Planners 901 West 3rd Street Little Rock, AR 72201 AREA: 0.52± acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: LOTS: 1 zoning lot FT. NEW STREET: 0 LF C-3, General Commercial District and R-5 General Commercial Uses and Multi -family 36-units per acre PCD PROPOSED USE: C-3, General Commercial District uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On July 5, 2007, the Little Rock Planning Commission withdrew a rezoning request from C-3, General Commercial District and R-5 to PCD to allow C-3, General Commercial District uses as allowable uses for the site. The site contained an existing two story FILE NO.: Z-8167-B (Cont.) building with approximately 4,600 square feet of space. A parking lot located to the west of the building contained 10 parking spaces. No physical changes were proposed. The Board of Adjustment approved a variance on April 28, 2008, to allow canopies to extend into the setback. A. PROPOSAL/REQUEST: The current owners of the property intend to continue the commercial uses of the two older brick buildings facing Kavanaugh Boulevard and Markham Street. They also intend to retain and improve the existing parking lot, remove the newer 1,830 square foot building west of the public alley and to improve that area (Parcel C), with additional parking. Currently the parking lot and a minor northwest portion of both older buildings is zoned R-5. The remainder of the two older buildings are zoned C-3, General Commercial District. The owner is requesting to rezone the entire site to PCD in order to allow the removal of the western building and allow a new paved parking area, allow for a canopy extension over the entrance to the triangular "Laundry Building" and generally simplify and cleanup the existing multiple zoning classification and the residential/commercial demarcation line through the existing buildings. The property is consist of four separate parcels totaling 22,823 square feet. There are three buildings located on the site. Building 1, fronting on Kavanaugh Boulevard containing 4,380 square feet, Building 2, fronting on Markham Street, containing 3,170 square feet and Building 3, fronting on West Markham Street and to be removed containing 1,830 square feet. The owner's objective is to lease the 4,380 square foot Kavanaugh building for commercial uses. Those uses could include food and retail establishments. Plans for the 3,280 square foot "Laundry Building" are professional office or restaurant. The removal of the western building will allow for- up to 10 additional parking spaces to serve the needs of the two remaining buildings. The resulting parking on site would be 27 spaces to accommodate approximately 7,550 square feet of leasable space. B. EXISTING CONDITIONS: The building is a two story building with an entrance from Kavanaugh Boulevard to the second level and West Markham Street to the first level. This site is the former Little Rock Paint and Wallpaper Store. There are commercial uses located on the lower level. An existing paved parking lot is located along the western perimeter of the site, accessed from West Markham Street. The building is located in the Capitol View Stifft Station area which contains a number of commercial uses including restaurants. Other uses in the area include a gas station located to the southeast. To the north and northwest of the site are single-family and multi -family residential uses. 2 FILE NO.: Z-8167-B (Cont. 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, all residents, who could be identified, located within 300 feet of the site along with the Capitol View/Stifft Station Neighborhood Association and the Hillcrest Residents Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed parking configuration does not provide sufficient space for 20 feet of vehicle parking and 20 feet of vehicles backing. 2. See the revised drawing prepared by Traffic Engineering. The revised plan will reduce the parking spaces to eight (8). Contact Bill Henry at 379-1816 for additional assistance. Other designs options could increase the number of parking spaces that provide 20 feet for vehicle parking and 20 feet for vehicle backing. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Routes #1 — the Pulaski Height Route and #8 — the Rodney Parham Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a Planned Commercial Development for commercial development. 3 FILE NO.: Z-8167-B (Cont.) The request does not require a change to the Land Use Plan. Master Street Plan: Markham Street is shown as a Minor Arterial with alternative design standards. 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 Markham Street since it is a Minor Arterial. Kavanaugh Boulevard is shown as a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class III is shown along Kavanaugh Boulevard and east along Markham Street. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Neighborhood Action Plan: This area is covered by the Hillcrest Neighborhood Action Plan. The Zoning and Land Use goal states: "More mixed -use opportunities should be provided within the commercial areas, including parts of Kavanaugh, Markham Street, and Stifft's Station. Mixed -use means more opportunities for residential over commercial in existing commercial areas." Landscape: 1. The landscape ordinance requires a six foot nine inch wide (6'-9") landscape perimeter strip along all the perimeters of the site. A variance from this minimal amount must be obtained from the City Beautiful Commission prior to the issuance of building permit. 2. The zoning buffer ordinance requires a six foot nine inch wide (6'-9") land use buffer along the western perimeter of the site. Seventy percent (70%) of this area is to remain undisturbed. 3. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the western perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 4. The parking lot proposed on Parcel C does not appear to meet with the City's minimal landscape ordinance requirements. Approval from the City Beautiful Commission must be obtained for this parking lot prior to the issuance of a building permit. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 12 FILE NO.: Z-8167-B (Cont.) G. SUBDIVISION COMMITTEE COMMENT: (July 17, 2008) The applicant was present representing the request. Staff presented the item stating there were few outstanding technical issues associated with the request. Staff stated the entire site as restaurant space would not allow adequate parking based on the existing parking and the proposed additional spaces. The applicant indicated the restaurant space would be limited to allow for the typical parking required per the Hillcrest Design Overlay District. Staff requested the developers provide a signage plan. The applicant stated the existing sign located at the intersection of West Markham and Kavanaugh Boulevard, located within the right of way, would be preserved. Staff stated a franchise agreement would be required to allow the sign to remain. Public Works comments were addressed. Staff stated the parking design was not acceptable as presented and offered a suggestion for an alternative design. Staff suggested the applicant contact Traffic Engineering for additional discussions concerning the proposed parking plan. Landscaping comments were addressed. Staff stated the perimeter landscape strip and buffer was not indicated to meet the typical ordinance standards. Staff stated a variance from the City Beautiful Commission was required from the Landscape Ordinance standards. Staff stated the Planning Commission could approve variances from the Buffer Ordinance standards. Staff noted screening was required along the western perimeter adjacent to the single-family zoned and used property. Staff noted comments from the various other reporting departments and agencies. 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 a number of the issues raised at the July 17, 2008, Subdivision Committee meeting. The applicant has indicated a maximum square footage for restaurant space, signage plan and the proposed parking plan. The site plan is indicated with a variance from the Landscape Ordinance to allow a reduced landscape strip along the western perimeter of the site. A variance from the City Beautiful Commission will be sought prior to the item being forwarded to the Board of Directors for final action. The site plan indicates a total building area of 33 percent or 7,550 square feet and paved area of 48 percent or 11,038 square feet. The remaining area is open space, landscaping and hardscaping. The patio area is proposed with 1,975 square feet (9%) and the landscape and open space area is proposed with 2,260 square feet or 10 percent of the total site area. The site plan indicates 27 parking spaces. FILE NO.: Z-8167-B (Cont.) The general notes section of the site plan indicates a maximum of 4,250 square feet of restaurant space with the remainder of the site being utilized as retail or office space. Per Section 36-434.15(b) standard parking requirements for non-residential developments states parking requirements within the district shall be fifty (50) percent of that required by Article VIII of the Little Rock Code of Ordinances. The maximum parking allowed for this district shall be the minimum standard established in Article Vlll. Based on the proposed uses mix 53 spaces would be required per Article VIII. With the 50 percent reduction 26 spaces is required. Street parking is allowed to count towards the required parking. Although the site has two street frontages there is no available street parking adjacent to this site. Per Section 36-434.15(d) permitted signs shall be as in Section 36-553, signs permitted in institutional and office zones. On the street level, the maximum area of signage may be doubled if at least fifty (50) percent of the street -level office and retail space has direct access to the street. The highest point on any commercial sign attached to the building shall not exceed the corresponding building's height, freestanding commercial signs may not exceed eighteen (18) feet in height, neon -lit signs greater than thirty (30) square feet are prohibited and off -premises signs are prohibited. The revised cover letter states there is one existing pole mounted sign at the corner of Kavanaugh and West Markham Street. The sign has historical significance and will be restored with new graphic information that is as yet to be determined. The sign is located within the City's right of way and a franchise agreement will be secured to allow the sign to remain. The building and additional ground mounted signage has not been established since there are no leases signed. According to the revised cover letter the building and ground signage will comply with the ordinance and the Design Overlay District for this area. The land use buffer and landscape strip are not indicated as required by the buffer and landscape ordinances. The landscape strip is proposed with an average of six feet nine inches but the back -out of the southern parking area is located within the buffer/landscape area. The applicant has indicated the buffer will not remain undisturbed as typically required by the buffer ordinance. A six foot screening fence will be installed along the western and northern property lines where adjacent to the residentially zoned and used property. An application to the City Beautiful Commission will be sought to allow variances from the Landscape Ordinance requirements. Retail tenants will operate with conventional hours from 9 am to 6 pm. Restaurant hours of operation vary on the food service provided. Restaurants serving breakfast will operate from 5:30 am extending to midnight for restaurants providing a dinner service. The hours of dumpster service will be limited to daylight hours. N FILE NO.: Z-8167-B (Cont. Staff is supportive of the request. The site has historically been used as commercial uses with limited parking. The site plan as proposed will add additional parking to the site lessening the impact of the commercial activity on the neighborhood. Although, the site has a reduced landscape strip and land use buffer along the western perimeter staff does not feel this will significantly impact the area. The site plan indicates the placement of a screening fence within this area and plantings along the buffer to soften the impact on the adjoining properties. STAFF RECOMMENDATIONS: Staff recommends 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. Staff recommends approval of the variance request to allow a reduced land use buffer along the western perimeter. Staff recommends the applicant secure a franchise agreement with the City to allow the existing sign to remain within the public right of way. PLANNING COMMISSION ACTION: (AUGUST 7, 2008) The applicant was present. There were no registered objectors present. Staff stated the applicant had agreed to limit the patio space to a maximum of 400 square feet and the patio space if used by a restaurant would count in the total allowable square footage for a restaurant. Staff stated the applicant had agreed no outdoor music would be played at the site, excluded a pawn shop as an allowable use and limited the sales of alcohol to beer and wine to be sold in conjunction with a grocery or as a wine bar. Staff presented the item with 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. Staff presented a recommendation of approval of the variance request to allow a reduced land use buffer along the western perimeter. Staff also presented a recommendation the applicant secure a franchise agreement with the City to allow the existing sign to remain within the public right of way. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for Approval as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 ITEM NO.: 10. Z-8167-B NAME: Stifft's Station Short -form PCD LOCATION- located at 1001 Kavanaugh Boulevard 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 notices must be mailed no later than July 23, 2008. The Office of Planning and Development must receive the proof of notice no later than August 1, 2008. 2. A minimum of 10 to 15 percent of the site is to be designated to landscape. Provide the percentage provide. 3. Provide the percentage of building coverage, the percentage of landscaping and the percentage of paved area. 4. Provide the maximum square footage of restaurant space proposed for the site. 5. Will the dumpster hours of service be limited to daylight hours? 6. The landscape ordinance variance request must be approved prior to the item be forwarded to the Board of Directors. Please contact Christy Marvel at 371-4864 for the application procedures. 7. Provide the proposed hours of operation for the future uses. 8. Provide details of the proposed signage including ground mounted and building signage. Provide the location, the total height and area of ground signage and the total percentage of facade area proposed for building signage. Variance/Waivers: Public Works Conditions: 1. Additional right-of-way should be dedicated for the alley to 20 feet wide. This will require an additional alley right-of-way on the west side of the alley. 2. The proposed parking configuration does not provide sufficient space for 20 feet of vehicle parking and 20 feet of vehicles backing. 3. See the revised drawing prepared by Traffic Engineering. The revised plan will reduce the parking spaces to eight (8). Contact Bill Henry at 379-1816 for additional assistance. Other designs options could increase the number of parking spaces that provide 20 feet for vehicle parking and 20 feet for vehicle backing. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No comment received. Item # 10. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. Countv Planning: No comment. CATA: The site is not located on CATA Bus Routes #1 — the Pulaski Height Route and #8 — the Rodney Parham Route. Planninq Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a Planned Commercial Development for commercial development. The request does not require a change to the Land Use Plan. Master Street Plan: Markham Street is shown as a Minor Arterial with alternative design standards. 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 Markham Street since it is a Minor Arterial. Kavanaugh Boulevard is shown as a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class III is shown along Kavanaugh Boulevard and east along Markham Street. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. NeightDorhocd Action Plan: This area is covered by the Hillcrest Neighborhood Action Plan. The Zoning and Land Use goal states: "More mixed -use opportunities should be provided within the commercial areas, including parts of Kavanaugh, Markham Street, and Stifft Station. Mixed -use means more opportunities for residential over commercial in existing commercial areas." Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The landscape ordinance requires a six foot nine inch wide (6'-9") landscape perimeter strip along all the perimeters of the site. A variance from this minimal amount must be obtained from the City Beautiful Commission prior to the issuance of building permit. Item # 10. 3. The zoning buffer ordinance requires a six foot nine inch wide (6-9") land use buffer along the western perimeter of the site. Seventy percent (70%) of this area is to remain undisturbed. 4. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the western perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 5. The parking lot proposed on Parcel C does not appear to meet with the City's minimal landscape ordinance requirements. Approval from the City Beautiful Commission must be obtained for this parking lot prior to the issuance of a building permit. 6. Any additional street trees that can be planted on the site are both encouraged and appreciated. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. 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, July 23, 2008. Item # 10.