HomeMy WebLinkAboutZ-8472 Staff AnalysisITEM NO.: 12.
NAME: Mid -Town at Fair Park Long -form PCD
Z-8472
LOCATION: located on the Southwest corner of 1-630 and Fair Park Boulevard
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1. Provide notification of all property owners located within 200 feet of the site,
complete with the certified abstract list, notice form with affidavit executed and proof
of mailing. The notice must be mailed no later than July 8, 2009. The Office of
Planning and Development must receive the proof of notice no later than July 17,
2009.
2. Provide details of the proposed grading plan for the site. Does the request include
grading of the entire development with the issuance of a building permit for a single
lot?
3. Provide the days and hours of operation for the proposed for the commercial
buildings.
4. Will the parking areas be shared with the commercial developments located to the
north?
5. Provide the maximum building height for the two (2) commercial buildings in the
general notes section of the site plan.
6. The applicant should consider abandonment of the entire length of Maryland Avenue
and South Taylor Street and allow the area to become a private access and utility
easement.
7. Provide the proposed construction materials or a material list for the proposed
commercial buildings and hotel building proposed for the site.
8. Provide on the site plan the total height and area of the internal signs proposed
along South Taylor Street and Maryland Avenue.
9. Will signage be placed on the lots proposed for parking other than directional
signage?
10. Provide a time line for the proposed phasing of the development.
11. Provide the percentage of building coverage and the percentage of paved area for
each of the indicated lots in the general notes section of the site plan.
12.All site lighting is to be low level and directional, directed downward and into the site
not spilling onto adjacent properties.
13. The site plan as proposed does not allow pedestrian connectivity from the various
lots to the restaurants. Indicate pedestrian access and connections from the hotel to
the two restaurant parcels and from the two parking areas to the restaurant parcels.
14. Per Section 36-460(h)(7) a minimum of ten percent of the gross planned commercial
mixed use district or planned office district area shall be designated as landscaped
open space not to be used for streets or parking.
15. Provide the building square footage for the restaurant buildings.
16. Will the hotel provide conference space, a bar, restaurant or lounge?
Varlance[Walyers- None requested.
Item # 12.
Public Works Conditions:
1. Due to the proposed use of the property, the Master Street Plan specifies that
Maryland Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
2. Due to the proposed use of the property, the Master Street Plan specifies that South
Taylor Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
3. A 20 foot radial dedication of right-of-way is required at the intersection of Maryland
Avenue and Fair Park Boulevard.
4. A 20 foot radial deification of right-of-way is required at the intersection of South
Taylor Street and West 10th Street.
5. With site development, provide the design of street conforming to the Master Street
Plan. Construct street improvements to Maryland Avenue and South Taylor Street
including 5-foot sidewalks with the planned development. The streets should be
constructed with 36 feet from back of curb to back of curb.
6. Plans of all work in right-of-way shall be submitted for approval prior to start of work.
Obtain barricade permit prior to doing any work in the right-of-way from Traffic
Engineering at (501) 379-1805 (Travis Herbner).
7. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior
to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved prior
to the start of construction. Will this entire development be constructed in one
phase? If not, is advanced grading being requested for future development areas?
8. The stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
9. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of construction.
10. Street Improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
11. Street names and street naming conventions must be approved by Public Works.
Contact David Hathcock at (501) 371-4808. The proposed street must have one
name instead of two names.
12.Streetlights are required by Section 31-403 of the Little Rock code. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve
Philpott) for more information.
13.Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit
prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-
1805 (Travis Herbner) for more information.
14. Landscaping should be restricted to provide adequate sight distance between the
driveways of Lot 5, parking lot. Contact Nat Banihatti in Traffic Engineering at 379-
1818 for additional information.
15. Due to the proposed driveway locations, a variance should be requested for the
proposed driveway spacing.
16. Submit traffic impact and circulation plans showing estimated volumes and
maximum drive-thru stacking during peak hours.
17.Improvements for Fillmore Street for the cul de sac are shown beyond the existing
Item # 12.
right-of-way. Is this additional right-of-way being dedicated?
18. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
19. Maintain the right-of-way as utility easements if utilities are present.
Utilities and Fire Department/County Planning:
Wastewater: Existing sewer mains on site must be relocated or abandoned by the
developer of the project prior to any construction. No street right of way abandonment
can be approved by Little Rock Wastewater Utility without retaining an easement for all
existing sewer mains. Contact Little Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. Central Arkansas Water has no objection
to closure of these rights -of -way. However, CAW has existing water facilities located
within this area and requires that the rights -of -way be retained as utility easements or
that the facilities are abandoned. Additional water facilities will be required. A portion of
the existing facilities, particularly the 8-inch main and fire hydrant in the vicinity of Taylor
and Maryland, should probably be retained to serve the proposed development. In this
case 7.5-feet on both sides of water facilities should be dedicated as utility easement. A
Capital Investment Charge based on the size of the meter connection(s) will apply to
this project in addition to normal charges. This fee will apply to all meter connections
including any metered connections off the private fire system. If there are facilities that
need to be adjusted and/or relocated, contact Central Arkansas Water. That work would
be done at the expense of the developer. Please submit plans for water facilities and/or
fire protection system to Central Arkansas Water for review. Plan revisions may be
required after additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and Little Rock Fire Department is required.
Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives are used, a reduced
pressure zone backflow preventer shall be required.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department
for additional information.
County Planning: No comment.
CATA: There is not a dedicated CATA Bus Route located within the proposed
development area. CATA Bus Route #3 — Baptist Medical Center Route — runs along
West 12th Street, south of the site. CATA Bus Routes 17 — Mabelvale-Downtown, 17A —
Mabelvale UALR and 21 — University Avenue run along South University Avenue to the
west.
Item # 12.
Plannjn_q Division: This request is located in the 1-630 Planning District. The Land Use
Plan shows Mixed Use for this property. The applicant has applied for a rezoning to
Planned Commercial Development for a mixed use development.
The request does not require a change to the Land Use Plan.
Master Street Plan: Interstate 630 is part of the state freeway system. Fair Park
Boulevard is a Minor Arterial. A Minor Arterial provides connections to and through an
urban area and their primary function is to provide short distance travel within the
urbanized area. Entrances and exits should be limited to minimize negative effects of
traffic and pedestrians on Fair Park since it is a Minor Arterial. West 10th Street is 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.
Bic cle Plan: A Class I is shown along 1-630. A Class I bikeway is built separate from
or alongside a road. Additional paving and right of way may be required. A Class III is
shown along Fair Park. 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 Oak Forest Neighborhood Plan.
Their Economic Development goal states: "Create a healthy economic climate that
encourages investment, reinvestment, and diversity of employment opportunities."
Landscape:
1. Before a landscape permit is issued a landscape plan must be submitted to the City.
When the vehicular use area is accessory to a building or structure, the landscape
plan should be submitted concurrently with the building and site plans of the
proposed structure. Developments of two (2) acres or more requires the landscape
plan be affixed with the seal of a registered landscape architect. The development is
being reviewed as an overall development plan containing a five lot development
requiring each of the lots to provide a landscape plan stamped with the seal of a
registered landscape architect at the time of building permit for each lot.
2. An irrigation system is required for developments of one (1) acre or larger. This
development will be reviewed as an overall development plan containing a five lot
development requiring each of the individual lots to contain an automatic irrigation
system at the time of development.
3. Developments with one hundred fifty (150) or more parking spaces must have:
(1) Single -trunk trees with a minimum caliper of three (3) inches measured twelve
(12) inches above grade at planting to satisfy fifty (50) percent of the requirement.
The remaining minimum caliper requirement may be reduced to two (2) inches
measured twelve (12) inches above grade at planting.
4. Multi -trunk trees must have three (3) trunks or canes with a minimum caliper of one
and one-half (1 1/2) inches measured twelve (12) inches above grade at planting to
satisfy fifty (50) percent of the requirement. The remaining caliper requirement may
Item # 12.
have three (3) trunks or canes with a minimum caliper of one (1) inch measured
twelve (12) inches above grade at planting.
5. Development require screening when abutting land use of a more restrictive nature
and screen at least eighty (80) percent of the view of the vehicular use area and
parked vehicles must be screened so as to not be visible when viewed from the
adjacent property. A wooden fence may satisfy sixty-five (65) percent of the
requirement and evergreen trees may be used to satisfy the balance.
6. Dumpsters, loading docks, heating and air conditioning units, external storage of
materials, communications equipment and similar outside activities and
appurtenances must be screened from abutting properties and streets. The screen
must exceed the height of the dumpster or trash containment areas by at least two
(2) feet not to exceed eight (8) feet total height.
7. In determining the extent of screening to be provided, consideration must be given to
normal growth characteristics associated with each type of plant material used.
Screening standards must be satisfied based on the following plant conditions: (1)
the size of each plant at installation (2) the size of each plant three (3) years after
the landscape plan is completed and (3) the size of each plant at maturity.
8. Screening standards are intended to apply during all seasons of the year. A
minimum of fifty (50) percent of the trees and a minimum of seventy-five (75) percent
of the shrubs to be used for screening purposes must be evergreen varieties.
Maximum spacing of fifteen (15) feet for trees and three (3) feet for shrubs should
normally be utilized in order to provide continuous full screening of the view.
9. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street, highway or freeway. This
strip must be at least nine (9) feet wide. The perimeter planting strip adjacent to
freeways or expressways must be at least thirty (30) feet wide except within mature
areas. Within the mature area the perimeter strip may be reduced to nine (9) feet
adjacent to the freeway.
10.One (1) tree must be planted for every seven hundred fifty (750) square feet of
required landscape or buffer area with an average linear spacing of not less than
thirty (30) feet. Three (3) shrubs or vines for every thirty (30) linear feet must be
planted in the perimeter planting strip. Massing is permitted as long as trees are
spaced not more than one hundred (100) linear feet apart including width of
driveway.
11.Interior landscape areas must comprise at least eight (8) percent of any vehicular
use area containing twelve (12) or more parking spaces.
12. In order to apply toward the required eight (8) percent landscape area, the minimum
size of an interior landscape area must be one hundred fifty (150) square feet for
developments with one hundred fifty (150) or fewer parking spaces. For
developments with more than one hundred fifty (150) parking spaces the minimum
size of an interior landscape area must be three hundred (300) square feet.
13.Trees must be included in the interior landscape areas at the rate of one (1) tree for
every twelve (12) parking spaces.
14. Flexibility is permitted with placement of interior landscape islands, however, interior
landscaping should be generally distributed throughout the vehicular use areas.
15. Interior planting island width must be not less than seven and one-half (7 1/2) feet in
order to receive credit.
16. Landscape areas may be installed in the area immediately adjacent to the building
or elsewhere on the site at the discretion of the responsible party. However,
Item # 12.
landscape areas must be provided between the vehicular use area used for public
parking and the general vicinity of the building, excluding truck loading or service
areas not open to public parking. These areas must be equal to an equivalent
planter strip three (3) feet wide along the vehicular use area.
17.One (1) tree and four (4) shrubs must be planted in the building landscape areas for
each forty (40) linear feet of vehicular use area abutting the building. For buildings
greater than forty (40) feet in height at least one-third (1/3) of the trees to be placed
in the building landscape area must be of a species with a mature height greater
than thirty (30) feet. The size and location of planter areas and the placement of
trees and shrubs within these planter areas should be freely adapted to meet local
site conditions.
18. Street buffers are required in all instances. All sites developed, modified or
enlarged must provide street buffers as follows: All street property lines at six (6)
percent of the average depth of the lot; The minimum dimension must be one-half
(1/2) the full width requirement but in no case less than nine (9) feet. The maximum
dimension required is fifty (50) feet.
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 8, 2009.
Item # 12.
July 23, 2009
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8472
VARIANCESM/AIVERS REQUESTED:
1. A variance from the Land Alteration ordinance to allow grading of the entire five (5)
lot development with the development of one or more lots.
2. A variance from the Master Street Plan and the Boundary Street Ordinance to allow
a decrease in the typical driveway spacing criteria.
A. PROPOSAL/REQUEST:
The project consists of a redevelopment of a number of blocks located within the
Perry Heights Subdivision. The plan is to abandon portions of Maryland Avenue,
South Taylor Street and Fillmore Street along with the alleys within the area. The
developers will then reconstruct portions of Maryland Avenue and South Taylor
Street and set up a five lot subdivision. There are multiple utility lines that
traverse the site and most of these will no longer be needed with the proposed
reconfiguration. Easements will be platted for the newly aligned utilities.
The new uses will include a hotel, a drive-in restaurant, a drive -through
restaurant and two new parking facilities to support St. Mark Baptist Church. The
building proposed for Lot 1 contains approximately 4,000 square feet with
61 parking spaces. The building is proposed as a drive -through restaurant. The
building proposed for Lot 2 contains approximately 1,200 square feet and
39 parking spaces. The development is proposed as a drive-in restaurant. The
building proposed for Lot 3 is proposed as a four (4) story 81-room hotel with
90 parking spaces. The maximum building height proposed is 55 feet. Lot 4 is
proposed containing 67 parking spaces and Lot 5 containing 158 parking spaces.
As indicated the parking areas will serve St. Mark's Church located across West
10th Street.
Signage is proposed with a 36-foot tall pylon sign containing 160 square feet in
area for Lots 1 — 3 adjacent to 1-630. A single ground mounted monument sign is
proposed for each of the lots along Maryland Avenue/South Taylor Street. The
monument signs are proposed with a maximum height of ten (10) feet and
100 square feet in area. Building signage is proposed on the facades of the
buildings with street frontages. A wall sign is proposed on the western fagade of
the proposed hotel building. This facade does not have public street frontage.
The maximum wall signage coverage is ten (10) percent of the fagade area.
Lot sizes range from 0.68 acres to 1.66 acres. All the lots will be developed with
public street frontage.
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July 23, 2009
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8472
L
The request includes a variance from the Land Alteration Ordinance to allow
grading of the entire five (5) lot development with the issuance of a building
permit for one or more lots.
EXISTING CONDITIONS:
This area of the City contains a mixture of uses including commercial, residential,
warehouse, church activities and a cemetery. A number of the homes located in
the area proposed for development have been removed. Homes are remaining
on South Taylor, south of Maryland Avenue. Across Fair Park Boulevard is a
property zoned PCD which contains a restaurant building, a hotel and a
convenience store. South of the site on the west side of Fair Park Boulevard is a
self service carwash, a boarded residences, office uses and apartments. On the
east side of Fair Park Boulevard are vacant and occupied single-family
residences. Along West 10th Street on the north side is a refrigeration company,
a plumbing warehouse, mini -storage a multi -story office building and a hotel.
On the south side of West 10th Street are church related uses, the sanctuary of
St. Mark's Baptist Church, a cemetery and a multi -story office building.
Both West 10th Street and Fair Park Boulevard appear to have been constructed
to Master Street Plan standard. The streets located within the area proposed for
redevelopment are substandard streets with open ditches for drainage and no
sidewalk in place.
C. NEIGHBORHOOD COMMENTS:
❑C
As of this writing, staff has received several informational phone calls from area
property owners and neighborhood associations. All property owners located
within 200 feet of the site, all residents, who could be identified, located within
300 feet of the site, the Oak Forest Initiative Coalition, the Oak Forest ACORN,
the War Memorial Neighborhood Association and the Fair Park Residents
Association were notified of the public hearing.
ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies
that Maryland Street for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
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July 23, 2009
R1 IRnwi.(;Inm
ITEM NO.: 12 (Cont.
FILE NO.: Z-8472
2. Due to the proposed use of the property, the Master Street Plan specifies
that South Taylor Street for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to 30 feet from
centerline.
3. A 20-foot radial dedication of right-of-way is required at the intersection of
Maryland Avenue and Fair Park Boulevard.
4. A 20-foot radial dedication of right-of-way is required at the intersection of
South Taylor Street and West 10th Street.
5. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvements to Maryland Avenue
and South Taylor Street including 5-foot sidewalks with the planned
development. The streets should be constructed with 36 feet from back of
curb to back of curb.
6. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
7. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. Will this entire
development be constructed in one phase? If not, is advanced grading
being requested for future development areas?
8. The stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
9. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
10. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
11. Street names and street naming conventions must be approved by Public
Works. Contact David Hathcock at (501) 371-4808. The proposed street
must have one name instead of two names.
12. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
13. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic
Engineering at (501) 379-1805 (Travis Herbner) for more information.
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July 23, 2009
SUBDIVISION
ITEM NO.: 12 (Cont.
FILE NO.: Z-8472
14. Landscaping should be restricted to provide adequate sight distance
between the driveways of Lot 5, parking lot. Contact Nat Banihatti in Traffic
Engineering at 379-1818 for additional information.
15. Due to the proposed driveway locations, a variance should be requested for
the proposed driveway spacing.
16. Submit traffic impact and circulation plans showing estimated volumes and
maximum drive -through stacking during peak hours.
17. Improvements for Fillmore Street for the cul-de-sac are shown beyond the
existing right-of-way. Is this additional right-of-way being dedicated?
18. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
19. Maintain the right-of-way as utility easements if utilities are present.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Existing sewer mains on site must be relocated or abandoned by
the developer of the project prior to any construction. No street right of way
abandonment can be approved by Little Rock Wastewater Utility without retaining
an easement for all existing sewer mains. Contact Little Rock Wastewater Utility
for additional information.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Central Arkansas Water has
no objection to closure of these rights -of -way. However, CAW has existing water
facilities located within this area and requires that the rights -of -way be retained
as utility easements or that the facilities are abandoned. Additional water facilities
will be required. A portion of the existing facilities, particularly the 8-inch main
and fire hydrant in the vicinity of Taylor and Maryland, should probably be
retained to serve the proposed development. In this case 7.5-feet on both sides
of water facilities should be dedicated as utility easement. A Capital Investment
Charge based on the size of the meter connection(s) will apply to this project in
addition to normal charges. This fee will apply to all meter connections including
any metered connections off the private fire system. If there are facilities that
need to be adjusted and/or relocated, contact Central Arkansas Water. That work
would be done at the expense of the developer. Please submit plans for water
facilities and/or fire protection system to Central Arkansas Water for review. Plan
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July 23, 2009
SUBDIVISION
ITEM NO.: 12 (Cont.
FILE NO.: Z-8472
revisions may be required after additional review. Contact Central Arkansas
Water regarding procedures for installation of water facilities and/or fire service.
Approval of plans by the Arkansas Department of Health Engineering Division
and Little Rock Fire Department is required. Fire sprinkler systems which do not
contain additives such as antifreeze shall be isolated with a double detector
check valve assembly. If additives are used, a reduced pressure zone backflow
preventer shall be required.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: There is not a dedicated CATA Bus Route located within the proposed
development area. CATA Bus Route #3 — Baptist Medical Center Route — runs
along West 12th Street, south of the site. CATA Bus Routes #17 — Mabelvale-
Downtown, #17A — Mabelvale UALR and #21 — University Avenue run along
South University Avenue to the west.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the 1-630 Planning District. The
Land Use Plan shows Mixed Use for this property. The applicant has applied for
a rezoning to Planned Commercial Development for a mixed use development.
The request does not require a change to the Land Use Plan.
Master Street Plan: Interstate 630 is part of the state freeway system. Fair Park
Boulevard is a Minor Arterial. A Minor Arterial provides connections to and
through an urban area and their primary function is to provide short distance
travel within the urbanized area. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Fair Park since it is a
Minor Arterial. West 10th Street is 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 I is shown along 1-630. A Class I bikeway is built separate
from or alongside a road. Additional paving and right of way may be required. A
Class III is shown along Fair Park. 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.
0
July 23, 2009
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8472
Neighborhood Action Plan: This area is covered by the Oak Forest
Neighborhood Plan. Their Economic Development goal states: "Create a healthy
economic climate that encourages investment, reinvestment, and diversity of
employment opportunities."
Landscape:
1. Before a landscape permit is issued a landscape plan must be submitted to
the City. Developments of two (2) acres or more requires the landscape plan
be affixed with the seal of a registered landscape architect. The development
is being reviewed as an overall development plan containing a five lot
development requiring each of the lots to provide a landscape plan stamped
with the seal of a registered landscape architect at the time of building permit
for each lot.
2. An irrigation system is required for developments of one (1) acre or larger.
This development will be reviewed as an overall development plan containing
a five lot development requiring each of the individual lots to contain an
automatic irrigation system at the time of development.
3. Dumpsters, loading docks, heating and air conditioning units, external storage
of materials, communications equipment and similar outside activities and
appurtenances must be screened from abutting properties and streets. The
screen must exceed the height of the dumpster or trash containment areas by
at least two (2) feet not to exceed eight (8) feet total height.
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street, highway or
freeway. This strip must be at least nine (9) feet wide. The perimeter planting
strip adjacent to freeways or expressways must be at least thirty (30) feet
wide except within mature areas. Within the mature area the perimeter strip
may be reduced to nine (9) feet adjacent to the freeway.
5. Interior landscape areas must comprise at least eight (8) percent of any
vehicular use area containing twelve (12) or more parking spaces.
6. In order to apply toward the required eight (8) percent landscape area, the
minimum size of an interior landscape area must be one hundred fifty
(150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. For developments with more than one hundred fifty
(150) parking spaces the minimum size of an interior landscape area must be
three hundred (300) square feet. Trees must be included in the interior
landscape areas at the rate of one (1) tree for every twelve (12) parking
spaces.
7. Flexibility is permitted with placement of interior landscape islands, however,
interior landscaping should be generally distributed throughout the vehicular
7
July 23, 2009
SUBDIVISION
ITEM NO.: 12 (Cont.
FILE NO.: Z-8472
use areas. Interior planting island width must be not less than seven and
one-half (7 1/2) feet in order to receive credit.
8. Street buffers are required in all instances. All sites developed, modified or
enlarged must provide street buffers at six (6) percent of the average depth of
the lot with the minimum dimension being one-half (1/2) the full width
requirement and in no case less than nine (9) feet. The maximum dimension
required is fifty (50) feet.
G. SUBDIVISION COMMITTEE COMMENT:
(July 2, 2009)
Mr. Barry Williams and Mr. Scott Richberg were present representing the
request. Staff presented an overview of the request stating there were additional
items necessary to complete the review process. Staff requested Mr. Williams
provide a detailed grading plan for the site. Mr. Williams stated grading would
take place on Lots 1 and 2 with the development of Lots 4 and 5. He stated the
developers were requesting a variance from the Land Alteration Ordinance to
allow grading of multiple lots when construction was proposed for one lot. Staff
requested Mr. Williams provide the time line for phasing of the future
development.
Public Works comments were addressed. Staff stated a radial dedication would
be required at the intersections of the streets. Staff also stated streetlights were
required prior to the issuance of the certificate of occupancy or prior to final
platting. Staff stated all work in the right of way would require permits prior to
doing work in the right of way. Staff stated landscaping should be restricted to
provide adequate sight distance between the drives of Lot 5 and the proposed
parking lot.
Landscaping comments were addressed. Staff stated interior landscaping was
required per the landscape ordinance. Staff also stated the northern perimeter
strip, adjacent to the interstate, was allowed to be reduced to nine (9) feet. Staff
stated a small amount of building landscaping would be required at the time of
development. Staff stated the site was being reviewed as an overall
development plan instead of a development with five (5) individual lots. Staff
stated a landscape plan and an automatic irrigation system would be required for
each of the individual lots at the time of development.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H;
July 23, 2009
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.. Z-8472
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the July 2, 2009, Subdivision Committee meeting. The applicant has indicated
a detailed grading plan will be submitted to Public Works staff at the time of
development. The revised cover letter indicates the development of Lots 4 and 5
will be immediate as will the grading on Lots 1 and 2. According to the applicant
the need for advanced grading on these lots will allow the dirt from Lots 4 and 5
to be used as fill material for Lots 1 and 2. The time line for the initial phase of
development (Lots 4 and 5) is beginning September 2009 with completion
January 2010. The grading of Lots 1 and 2 will also be initiated in the first phase.
Other phases do not have a specific time frame since the developer does not
have a specific tenant as yet. The applicant also indicates stormwater detention
will be on each lot and will not be provided in a regional detention facility.
The hours of operation are indicated as 24-hour operation for the restaurant and
hotel facilities. The two (2) parking areas will be owned by St. Mark's Church
and used as parking for services and special events. The Church is requesting
the ability to gate the parking areas when they are not in use by the Church to
limit loitering on the property. Staff is supportive of the request.
The site plan indicates the placement of signage on all the proposed lots. Lots 1,
2 and 3 are indicated with a pylon sign located adjacent to 1-630 with a maximum
height of 36-feet and a maximum sign area of 160-square feet. Each of these
lots will also have a ground mounted sign located on the new street. The signs
are proposed with a maximum height of ten feet and a maximum sign area of one
hundred square feet. The two parking lot lots are indicated with ground mounted
signage also. The signs proposed are a maximum of ten feet in height and one
hundred square feet in area. Building signage is proposed on the facades of
the buildings with street frontages with the exception of a wall sign is proposed
on the western facade of the proposed hotel building. The maximum wall
signage coverage is ten (10) percent of the facade area.
Lot sizes range from 0.68 acres to 1.66 acres. All the lots will be developed with
public street frontage. The new uses will include a hotel, a drive-in restaurant, a
drive -through restaurant and two new parking facilities to support St. Mark's
Baptist Church.
The building proposed for Lot 1 contains approximately 4,000 square feet with
61 parking spaces. The building is proposed as a drive -through restaurant. The
maximum building height proposed is 35-feet. The typical parking required for a
restaurant based on the proposed square footage is 40 parking spaces. The
parking is adequate to serve the use.
661
July 23, 2009
SUBDIVISION
ITEM NO.: 12 (Cont.) _ FILE NO.: Z-84
The building proposed for Lot 2 contains approximately 1,200 square feet and
39 parking spaces. The development is proposed as a drive-in restaurant. The
maximum building height proposed is 35-feet. The parking typically required for
a drive-in restaurant based on the square footage proposed is 12 spaces. The
parking is more than adequate to serve the restaurant use.
The building proposed for Lot 3 is proposed as a four (4) story 81-room hotel with
90 parking spaces. The maximum building height proposed is 55 feet. The
hotel is proposed with a meeting room, breakfast and drinks at happy hour.
There will not be a full service restaurant or a lounge/bar located within the hotel.
The parking typically required for a 81-room hotel is 89 parking spaces.
Lot 4 is proposed containing 67 parking spaces and Lot 5 containing 158 parking
spaces. As indicated the parking areas will serve St. Mark's Church located
across West 10th Street.
The request includes the redevelopment of a number of blocks located within the
Perry Heights Subdivision. The request includes the abandonment of portions of
Maryland Avenue, South Taylor Street and Fillmore Street along with the alleys
associated with these blocks. Upon redevelopment the developer will
reconstruct portions of Maryland Avenue and South Taylor Street and replat the
area into a five -lot subdivision. With the abandonment the applicant is also
seeking approval for the abandonment of all utility easements located within the
street and alley rights of way. There are multiple utility lines that traverse the site
and most of these will no longer be needed with the proposed reconfiguration.
Upon completion of the project and relocation of the utilities within the area new
easements will be platted.
The specific abandonment includes a strip of land on Fair Park Boulevard located
south of Maryland Avenue running 140 feet south and is 10.83 feet in width. A
portion of Maryland Avenue located adjacent to Lots 6 and 7 Block 4 and Lots 1
and 12 Block 5. A portion of South Taylor Street located adjacent to Lots 7 — 12
Block 3 and Lots 1 — 6 Block 4 and a portion of Fillmore Street located adjacent
to Lots 8 — 12 Block 4. The alleys proposed for abandonment are located
between Lots 1 — 12 Blocks 3, 4, 5 and 6. The alleys are indicated as 10-foot
alleyways. The right of way for South Taylor Street is indicated as a 40-foot right
of way. The right of way for Maryland Avenue is indicated as a 50-foot right of
way and the right of way for Fillmore Street is indicated as a 44-foot right of way.
With the exception of a portion of Fillmore Street and Maryland Avenue the rights
of way will become the ownership of the applicant. A 25 foot by 140 foot portion
of Maryland Avenue located adjacent to Lot 12 Block 5 will become the
ownership of southern property owner the plumbing company, Anne Moore
Family Partnership LLC. 22-feet by 211.50 feet of Fillmore Street will become
10
July 23, 2009
SUBDIVISION
[�� �li•[i Ti#
FILE NO.- Z-8472
the ownership of the adjacent property owner to the west a mini -storage facility,
AA Storage LLC.
The revised cover letter indicates an enhanced streetscape will be placed along
Fair Park Boulevard. An area has also been identified on the site plan for
placement of a decorative embellishment adjacent to Fair Park Boulevard and
1-630 to serve as a gateway into the neighborhood. The applicant has indicated
a desire to utilize decorative lighting fixtures for the development. The desire is
to match any decorative lighting, furniture or streetscape which may ultimately be
placed along the 12th Street Corridor. The applicant has also stated the
landscape strip along Fair Park Boulevard will include trees placed as typically
required by the Landscape Ordinance but the size will be 3-inch caliper trees.
The developers have also indicated a commitment to increase the shrub count by
50 percent with one shrub every three feet. The effect is in some areas of the
street buffer will be a double row of shrub plantings.
The site plan indicates a number of drives accessing the new street from the
various lots. The drive are not indicated with the typical spacing to adhere to the
typical standards of the Boundary Street Ordinance or the Master Street Plan.
The drives are indicated to provide access and cross access to the lots as
proposed. Staff is supportive of the drives as indicated. Staff feels the majority
of the traffic accessing this street will be to visit the establishments within the
proposed subdivision. Staff does not feel based on the propose uses and the
limited times traffic will be generated on Lots 4 and 5 the drives as proposed will
negatively impact traffic flows in the area.
Staff is supportive of the request. Staff feels the applicants have done a good job
in addressing the site development issues concerning redevelopment of this
area. The developers have also indicated the intent to enhance Fair Park
Boulevard and to provide visual interest for this street which will ultimately serve
as a gateway to the 121h Street Corridor. To staff's knowledge there are no
outstanding technical issues associated with the request. Staff feels the use of
the property as proposed should benefit the site and the overall area.
STAFF RECOMMENDATION:
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 requested variance to allow a reduction in the
driveway spacing criteria for drives accessing the new proposed street.
11
July 23, 2009
SUBDIVISION
ITEM NO.: 12 (Cont.
FILE NO.: Z-8472
Staff recommends approval of the rights of way abandonment as indicated within
the application request.
PLANNING COMMISSION ACTION:
(JULY 23, 2009)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the conditions outlined in paragraphs D, E and F of the agenda staff
report. Staff presented a recommendation of approval of the requested variance to
allow a reduction in the driveway spacing criteria for drives accessing the proposed new
street. Staff presented a recommendation of approval of the rights of way abandonment
requests as indicated within the application request.
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.
iiYJ
FILE NO.: Z-8472 (Cont.
VARIANCESM/AIVERS REQUESTED:
1. A variance from the Land Alteration ordinance to allow grading of the entire five (5)
lot development with the development of one or more lots.
2. A variance from the Master Street Plan and the Boundary Street Ordinance to allow
a decrease in the typical driveway spacing criteria.
A. PROPOSAL/REQUEST-
The project consists of a redevelopment of a number of blocks located within the
Perry Heights Subdivision. The plan is to abandon portions of Maryland Avenue,
South Taylor Street and Fillmore Street along with the alleys within the area. The
developers will then reconstruct portions of Maryland Avenue and South Taylor
Street and set up a five lot subdivision. There are multiple utility lines that
traverse the site and most of these will no longer be needed with the proposed
reconfiguration. Easements will be platted for the newly aligned utilities.
The new uses will include a hotel, a drive-in restaurant, a drive -through
restaurant and two new parking facilities to support St. Mark Baptist Church. The
building proposed for Lot 1 contains approximately 4,000 square feet with
61 parking spaces. The building is proposed as a drive -through restaurant. The
building proposed for Lot 2 contains approximately 1,200 square feet and
39 parking spaces. The development is proposed as a drive-in restaurant. The
building proposed for Lot 3 is proposed as a four (4) story 81-room hotel with
90 parking spaces. The maximum building height proposed is 55 feet. Lot 4 is
proposed containing 67 parking spaces and Lot 5 containing 158 parking spaces.
As indicated the parking areas will serve St. Mark's Church located across West
10th Street.
Signage is proposed with a 36-foot tall pylon sign containing 160 square feet in
area for Lots 1 — 3 adjacent to 1-630. A single ground mounted monument sign is
proposed for each of the lots along Maryland Avenue/South Taylor Street. The
monument signs are proposed with a maximum height of ten (10) feet and
100 square feet in area. Building signage is proposed on the facades of the
buildings with street frontages. A wall sign is proposed on the western facade of
the proposed hotel building. This facade does not have public street frontage.
The maximum wall signage coverage is ten (10) percent of the facade area.
Lot sizes range from 0.68 acres to 1.66 acres. All the lots will be developed with
public street frontage.
The request includes a variance from the Land Alteration Ordinance to allow
grading of the entire five (5) lot development with the issuance of a building
permit for one or more lots.
2
FILE NO.: Z-8472 (Cont.
EXISTING CONDITIONS:
This area of the City contains a mixture of uses including commercial, residential,
warehouse, church activities and a cemetery. A number of the homes located in
the area proposed for development have been removed. Homes are remaining
on South Taylor, south of Maryland Avenue. Across Fair Park Boulevard is a
property zoned PCD which contains a restaurant building, a hotel and a
convenience store. South of the site on the west side of Fair Park Boulevard is a
self service carwash, a boarded residences, office uses and apartments. On the
east side of Fair Park Boulevard are vacant and occupied single-family
residences. Along West 10th Street on the north side is a refrigeration company,
a plumbing warehouse, mini -storage a multi -story office building and a hotel.
On the south side of West 101h Street are church related uses, the sanctuary of
St. Mark's Baptist Church, a cemetery and a multi -story office building.
Both West 10th Street and Fair Park Boulevard appear to have been constructed
to Master Street Plan standard. The streets located within the area proposed for
redevelopment are substandard streets with open ditches for drainage and no
sidewalk in place.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners and neighborhood associations. All property owners located
within 200 feet of the site, all residents, who could be identified, located within
300 feet of the site, the Oak Forest Initiative Coalition, the Oak Forest ACORN,
the War Memorial Neighborhood Association and the Fair Park Residents
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies
that Maryland Street for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
2. Due to the proposed use of the property, the Master Street Plan specifies
that South Taylor Street for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to 30 feet from
centerline.
3. A 20-foot radial dedication of right-of-way is required at the intersection of
Maryland Avenue and Fair Park Boulevard.
4. A 20-foot radial dedication of right-of-way is required at the intersection of
South Taylor Street and West 10th %street.
FILE NO.: Z-8472
5. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvements to Maryland Avenue
and South Taylor Street including 5-foot sidewalks with the planned
development. The streets should be constructed with 36 feet from back of
curb to back of curb.
6. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
7. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. Will this entire
development be constructed in one phase? If not, is advanced grading
being requested for future development areas?
8. The stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
9. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
10. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
11. Street names and street naming conventions must be approved by Public
Works. Contact David Hathcock at (501) 371-4808. The proposed street
must have one name instead of two names.
12. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
13. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic
Engineering at (501) 379-1805 (Travis Herbner) for more information.
14. Landscaping should be restricted to provide adequate sight distance
between the driveways of Lot 5, parking lot. Contact Nat Banihatti in Traffic
Engineering at 379-1818 for additional information.
15. Due to the proposed driveway locations, a variance should be requested for
the proposed driveway spacing.
16. Submit traffic impact and circulation plans showing estimated volumes and
maximum drive -through stacking during peak hours.
17. Improvements for Fillmore Street for the cul-de-sac are shown beyond the
existing right-of-way. Is this additional right-of-way being dedicated?
12
FILE NO.: Z-8472 (Cont.
E
18. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
19. Maintain the right-of-way as utility easements if utilities are present.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Existing sewer mains on site must be relocated or abandoned by
the developer of the project prior to any construction. No street right of way
abandonment can be approved by Little Rock Wastewater Utility without retaining
an easement for all existing sewer mains. Contact Little Rock Wastewater Utility
for additional information.
Enter : No comment received.
Center -Point. Ener : No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Central Arkansas Water has
no objection to closure of these rights -of -way. However, CAW has existing water
facilities located within this area and requires that the rights -of -way be retained
as utility easements or that the facilities are abandoned. Additional water facilities
will be required. A portion of the existing facilities, particularly the 8-inch main
and fire hydrant in the vicinity of Taylor and Maryland, should probably be
retained to serve the proposed development. In this case 7.5-feet on both sides
of water facilities should be dedicated as utility easement. A Capital Investment
Charge based on the size of the meter connection(s) will apply to this project in
addition to normal charges. This fee will apply to all meter connections including
any metered connections off the private fire system. If there are facilities that
need to be adjusted and/or relocated, contact Central Arkansas Water. That work
would be done at the expense of the developer. Please submit plans for water
facilities and/or fire protection system to Central Arkansas Water for review. Plan
revisions may be required after additional review. Contact Central Arkansas
Water regarding procedures for installation of water facilities and/or fire service.
Approval of plans by the Arkansas Department of Health Engineering Division
and Little Rock Fire Department is required. Fire sprinkler systems which do not
contain additives such as antifreeze shall be isolated with a double detector
check valve assembly. If additives are used, a reduced pressure zone backflow
preventer shall be required.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
5
FILE NO.: Z-8472
CATA: There is not a dedicated CATA Bus Route located within the proposed
development area. CATA Bus Route #3 — Baptist Medical Center Route — runs
along West 12th Street, south of the site. CATA Bus Routes #17 — Mabelvale-
Downtown, #17A — Mabelvale UALR and #21 — University Avenue run along
South University Avenue to the west.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the 1-630 Planning District. The
Land Use Plan shows Mixed Use for this property. The applicant has applied for
a rezoning to Planned Commercial Development for a mixed use development.
The request does not require a change to the Land Use Plan.
Master Street Plan: Interstate 630 is part of the state freeway system. Fair Park
Boulevard is a Minor Arterial. A Minor Arterial provides connections to and
through an urban area and their primary function is to provide short distance
travel within the urbanized area. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Fair Park since it is a
Minor Arterial. West 10th Street is 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 I is shown along 1-630. A Class I bikeway is built separate
from or alongside a road. Additional paving and right of way may be required. A
Class III is shown along Fair Park. 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 Oak Forest
Neighborhood Plan. Their Economic Development goal states: "Create a healthy
economic climate that encourages investment, reinvestment, and diversity of
employment opportunities."
Landscape:
1. Before a landscape permit is issued a landscape plan must be submitted to
the City. Developments of two (2) acres or more requires the landscape plan
be affixed with the seal of a registered landscape architect. The development
is being reviewed as an overall development plan containing a five lot
development requiring each of the lots to provide a landscape plan stamped
with the seal of a registered landscape architect at the time of building permit
for each lot.
2. An irrigation system is required for developments of one (1) acre or larger.
This development will be reviewed as an overall development plan containing
X
FILE NO.: Z-8472 (Cont.
a five lot development requiring each of the individual lots to contain an
automatic irrigation system at the time of development.
3. Dumpsters, loading docks, heating and air conditioning units, external storage
of materials, communications equipment and similar outside activities and
appurtenances must be screened from abutting properties and streets. The
screen must exceed the height of the dumpster or trash containment areas by
at least two (2) feet not to exceed eight (8) feet total height.
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street, highway or
freeway. This strip must be at least nine (9) feet wide. The perimeter planting
strip adjacent to freeways or expressways must be at least thirty (30) feet
wide except within mature areas. Within the mature area the perimeter strip
may be reduced to nine (9) feet adjacent to the freeway.
5. Interior landscape areas must comprise at least eight (8) percent of any
vehicular use area containing twelve (12) or more parking spaces.
6. In order to apply toward the required eight (8) percent landscape area, the
minimum size of an interior landscape area must be one hundred fifty
(150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. For developments with more than one hundred fifty
(150) parking spaces the minimum size of an interior landscape area must be
three hundred (300) square feet. Trees must be included in the interior
landscape areas at the rate of one (1) tree for every twelve (12) parking
spaces.
7. Flexibility is permitted with placement of interior landscape islands, however,
interior landscaping should be generally distributed throughout the vehicular
use areas. Interior planting island width must be not less than seven and
one-half (7 1/2) feet in order to receive credit.
8. Street buffers are required in all instances. All sites developed, modified or
enlarged must provide street buffers at six (6) percent of the average depth of
the lot with the minimum dimension being one-half (1/2) the full width
requirement and in no case less than nine (9) feet. The maximum dimension
required is fifty (50) feet.
G. SUBDIVISION COMMITTEE COMMENT: (July 2, 2009)
Mr. Barry Williams and Mr. Scott Richberg were present representing the
request. Staff presented an overview of the request stating there were additional
items necessary to complete the review process. Staff requested Mr. Williams
provide a detailed grading plan for the site. Mr. Williams stated grading would
take place on Lots 1 and 2 with the development of Lots 4 and 5. He stated the
developers were requesting a variance from the Land Alteration Ordinance to
allow grading of multiple lots when construction was proposed for one lot. Staff
requested Mr. Williams provide the time line for phasing of the future
development.
7
FILE NO.: Z-8472 (Cont.
Public Works comments were addressed. Staff stated a radial dedication would
be required at the intersections of the streets. Staff also stated streetlights were
required prior to the issuance of the certificate of occupancy or prior to final
platting. Staff stated all work in the right of way would require permits prior to
doing work in the right of way. Staff stated landscaping should be restricted to
provide adequate sight distance between the drives of Lot 5 and the proposed
parking lot.
Landscaping comments were addressed. Staff stated interior landscaping was
required per -the landscape ordinance. Staff also stated the northern perimeter
strip, adjacent to the interstate, was allowed to be reduced to nine (9) feet. Staff
stated a small amount of building landscaping would be required at the time of
development. Staff stated the site was being reviewed as an overall
development plan instead of a development with five (5) individual lots. Staff
stated a landscape plan and an automatic irrigation system would be required for
each of the individual lots at the time of development.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the July 2, 2009, Subdivision Committee meeting. The applicant has indicated
a detailed grading plan will be submitted to Public Works staff at the time of
development. The revised cover letter indicates the development of Lots 4 and 5
will be immediate as will the grading on Lots 1 and 2. According to the applicant
the need for advanced grading on these lots will allow the dirt from Lots 4 and 5
to be used as fill material for Lots 1 and 2. The time line for the initial phase of
development (Lots 4 and 5) is beginning September 2009 with completion
January 2010. The grading of Lots 1 and 2 will also be initiated in the first phase.
Other phases do not have a specific time frame since the developer does not
have a specific tenant as yet. The applicant also indicates stormwater detention
will be on each lot and will not be provided in a regional detention facility.
The hours of operation are indicated as 24-hour operation for the restaurant and
hotel facilities. The two (2) parking areas will be owned by St. Mark's Church
and used as parking for services and special events. The Church is requesting
the ability to gate the parking areas when they are not in use by the Church to
limit loitering on the property. Staff is supportive of the request.
The site plan indicates the placement of signage on all the proposed lots. Lots 1,
2 and 3 are indicated with a pylon sign located adjacent to 1-630 with a maximum
height of 36-feet and a maximum sign area of 160-square feet. Each of these
E-1
FILE NO_: Z-8472 Cont.
lots will also have a ground mounted sign located on the new street. The signs
are proposed with a maximum height of ten feet and a maximum sign area of one
hundred square feet. The two parking lot lots are indicated with ground mounted
signage also. The signs proposed are a maximum of ten feet in height and one
hundred square feet in area. Building signage is proposed on the facades of
the buildings with street frontages with the exception of a wall sign is proposed
on the western facade of the proposed hotel building. The maximum wall
signage coverage is ten (10) percent of the facade area.
Lot sizes range from 0.68 acres to 1.66 acres. All the lots will be developed with
public street frontage. The new uses will include a hotel, a drive-in restaurant, a
drive -through restaurant and two new parking facilities to support St. Mark's
Baptist Church.
The building proposed for Lot 1 contains approximately 4,000 square feet with
61 parking spaces. The building is proposed as a drive -through restaurant_ The
maximum building height proposed is 35-feet. The typical parking required for a
restaurant based on the proposed square footage is 40 parking spaces. The
parking is adequate to serve the use.
The building proposed for Lot 2 contains approximately 1,200 square feet and
39 parking spaces. The development is proposed as a drive-in restaurant. The
maximum building height proposed is 35-feet. The parking typically required for
a drive-in restaurant based on the square footage proposed is 12 spaces. The
parking is more than adequate to serve the restaurant use.
The building proposed for Lot 3 is proposed as a four (4) story 81-room hotel with
90 parking spaces. The maximum building height proposed is 55 feet. The
hotel is proposed with a meeting room, breakfast and drinks at happy hour.
There will not be a full service restaurant or a lounge/bar located within the hotel.
The parking typically required for a 81-room hotel is 89 parking spaces.
Lot 4 is proposed containing 67 parking spaces and Lot 5 containing 158 parking
spaces. As indicated the parking areas will serve St. Mark's Church located
across West 10th Street.
The request includes the redevelopment of a number of blocks located within the
Perry Heights Subdivision. The request includes the abandonment of portions of
Maryland Avenue, South Taylor Street and Fillmore Street along with the alleys
associated with these blocks. Upon redevelopment the developer will
reconstruct portions of Maryland Avenue and SaLIth Taylor Street and replat the
area into a five -lot subdivision. With the abandonment the applicant is also
seeking approval for the abandonment of all utility easements located within the
street and alley rights of way. There are multiple utility lines that traverse the site
and most of these will no longer be needed with the proposed reconfiguration.
Upon completion of the project and relocation of the utilities within the area new
easements will be platted.
9
FILE NO.: Z-8472 (Cont.
The specific abandonment includes a strip of land on Fair Park Boulevard located
south of Maryland Avenue running 140 feet south and is 10.83 feet in width. A
portion of Maryland Avenue located adjacent to Lots 6 and 7 Block 4 and Lots 1
and 12 Block 5. A portion of South Taylor Street located adjacent to Lots 7 — 12
Block 3 and Lots 1 — 6 Block 4 and a portion of Fillmore Street located adjacent
to Lots 8 — 12 Block 4. The alleys proposed for abandonment are located
between Lots 1 — 12 Blocks 3, 4, 5 and 6. The alleys are indicated as 10-foot
alleyways. The right of way for South Taylor Street is indicated as a 40-foot right
of way. The right of way for Maryland Avenue is indicated as a 50-foot right of
way and the right of way for Fillmore Street is indicated as a 44-foot right of way.
With the exception of a portion of Fillmore Street and Maryland Avenue the rights
of way will become the ownership of the applicant. A 25 foot by 140 foot portion
of Maryland Avenue located adjacent to Lot 12 Block 5 will become the
ownership of southern property owner the plumbing company, Anne Moore
Family Partnership LLC. 22-feet by 211.50 feet of Fillmore Street will become
the ownership of the adjacent property owner to the west a mini -storage facility,
AA Storage LLC.
The revised cover letter indicates an enhanced streetscape will be placed along
Fair Park Boulevard. An area has also been identified on the site plan for
placement of a decorative embellishment adjacent to Fair Park Boulevard and
1-630 to serve as a gateway into the neighborhood. The applicant has indicated
a desire to utilize decorative lighting fixtures for the development. The desire is
to match any decorative lighting, furniture or streetscape which may ultimately be
placed along the 12th Street Corridor. The applicant has also stated the
landscape strip along Fair Park Boulevard will include trees planed as typically
required by the Landscape Ordinance but the size will be 3-inch caliper trees.
The developers have also indicated a commitment to increase the shrub count by
50 percent with one shrub every three feet. The effect is in some areas of the
street buffer will be a double row of shrub plantings.
The site plan indicates a number of drives accessing the new street from the
various lots. The drive are not indicated with the typical spacing to adhere to the
typical standards of the Boundary Street Ordinance or the Master Street Plan.
The drives are indicated to provide access and cross access to the lots as
proposed. Staff is supportive of the drives as indicated. Staff feels the majority
of the traffic accessing this street will be to visit the establishments within the
proposed subdivision. Staff does not feel based on the propose uses and the
limited times traffic will be generated on Lots 4 and 5 the drives as proposed will
negatively impact traffic flows in the area.
Staff is supportive of the request. Staff feels the applicants have done a good job
in addressing the site development issues concerning redevelopment of this
area. The developers have also indicated the intent to enhance Fair Park
Boulevard and to provide visual interest for this street which will ultimately serve
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FILE NO.: Z-8472 (Cont.
as a gateway to the 12th Street Corridor. To staff's knowledge there are no
outstanding technical issues associated with the request. Staff feels the use of
the property as proposed should benefit the site and the overall area.
STAFF RECOMMENDATION:
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 requested variance to allow a reduction in the
driveway spacing criteria for drives accessing the new proposed street.
Staff recommends approval of the rights of way abandonment as indicated within
the application request.
PLANNING COMMISSION ACTION: (JULY 23, 2009)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the conditions outlined in paragraphs D, E and F of the agenda staff
report. Staff presented a recommendation of approval of the requested variance to
allow a reduction in the driveway spacing criteria for drives accessing the proposed new
street. Staff presented a recommendation of approval of the rights of way abandonment
requests as indicated within the application request.
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.
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