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HomeMy WebLinkAboutZ-8997 Staff AnalysisITEM NO.: 12. NAME: 5514/5520 West Markham Street Short -form PD-C LOCATION: located at 5514 & 5520 Wet Markham Street Planning Staff Comments; Z-8997 1. Provide notification of the property owners located within 200-feet including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than December 3, 2014. The Office of Planning and Development must receive the proof of notice no later than December 12, 2014. 2. Provide the days and hours of operation for the proposed business. 3. The site plan does not include the placement of a dumpster. Will there be a dumpster located on the site? If so will the hours of dumpster service be limited to daylight hours (7:00 am to 6:00 pm)? If so provide the dumpster location on the site plan and include a note on the site plan indicating the dumpster service hours. 4. All site lighting must be low level and directional, directed downward and into the site. 5. Provide the location of the order menu boards and the location of the required screening wall or request a variance to eliminate the required placement of the screening wall. (Section 36-298) 6. The site is located within the Mid -town DOD area - a. The facade for new construction is to be a minimum of 60 percent glass - windows, entry features or displays. b. The primary facade of the building is to be oriented parallel with the street. c. Buildings shall maintain a distinction between upper and lower levels; any elevation greater than eighteen feet in height shall contain an architectural treatment, which visually divides the structure into stories. d. Wall projections or recesses a minimum of three feet deep and a minimum of twenty contiguous feet not to extend over twenty percent of the facade shall be required. Arcades, display windows, entry areas or awnings shall exist along at least sixty percent of the facade. e. Primary entrances shall be oriented to the street or to the principal vehicular or pedestrian route of travel within a development. f. Buildings shall have clearly defined and visible customer entrances featuring elements such as overhands, arcades, arches, canopies, peaked roof forms, display windows. g. All sides of the building that face abutting public or private rights of way except alleys shall feature at least one customer entrance. ITEM NO.: 12. Z-8997 h. New construction wider than one hundred feet shall be visually massed so as to break the structure visually. i. Rooflines shall be varied with a change in height every 100 linear feet in building length. Parapets, mansard roofs, gable roofs, height roofs shall be used to conceal that flat roofs and roof top equipment. j. Exterior building materials and colors shall be aesthetically pleasing and compatible with materials and colors used in neighboring developments. Predominate exterior building materials shall be high quality materials such as brick, wood, stone, tinted stucco, EIFS, concreate masonry units. Facade colors should be low reflectant, subtle, neutral or earth tone with trim and accents brighter colors. Predominant exterior building materials shall not be smooth faced concreate block, tilt -up concreate panels or prefabricated steel panels. k. The front building setback may be zero but will not be more than 20 feet. The side yard setback may be 0 except where adjacent to lots containing single-family detached structures, in which case shall be 4 feet. Rear yard shall be 0 except where adjacent to single-family in which the rear yard shall be 25 feet. I. No more than one driveway per block face is permitted. Driveways and parking lot entrances -exits shall be combined and where appropriate located in alleys. m. All driveways and internal streets shall have minimum 5-foot sidewalks on both sides located away from the back of curb. n. Protect pedestrian walkways shall be provided through parking lots. o. All developments shall include as part of their site plan pedestrian linkages through parking areas and to adjacent buildings or developments. p. Alleys shall not be more than 20-feet wide unless needed for emergency access vehicles. Where an alley runs along a property line, it shall be screened from the adjacent property by a permanent wall or high quality materials compatible with neighboring buildings. q. Parking shall be allowed as per Article VIII. The maximum allowed parking shall be the minimum standard established by the zoning ordinance. r. Signage is limited to six feet in height and 24 square feet in area for lots less than 1-acre. All signs must be monument signs. s. Landscaping and land use buffers are to be provided per ordinance requirements. 7. The PZD Section of the Ordinance states - a. Perimeter treatment. Notwithstanding any other provisions of a planned zoning district, all uses of land or structures shall meet the open space, buffer or green strip provisions of this chapter and Chapters 15 and 21 of this Code. Item # 12. ITEM NO.: 12. Z-8997 b. Open space. Well designed open space is an important factor in providing for innovative design and visual attractiveness. Open space shall be evaluated utilizing the following general guidelines: A minimum of ten (10) percent of gross planned commercial mixed use district (PCD) or planned office district (POD) area shall be designated as landscaped open space not to be used for streets or parking. Variance/Waivers: A variance to allow the driveway locations and widths which do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Public Works Conditions: 1. Due to the proposed use of the property, the Master Street Plan specifies that Taylor Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Taylor Street and West Markham Street. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Taylor Street. including 5-foot sidewalks with the planned development. The new back of curb should be 36 feet from the existing back of curb on the west side of Taylor Street and striped for 3 lanes at intersection. 4. A 5 foot wide sidewalk with appropriate handicap ramps is required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be installed along Markham Street. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 6. 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. 7. Stormwater detention will not apply to the proposed development. 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. Per City code driveways on West Markham Street should be spaced 300 feet from other driveways and intersections and 150 feet from the side property line. On Taylor Street, driveways should be spaced 250 feet from other driveways and intersections and 125 feet from side property lines. Variances must be requested for the proposed driveways. 9. Show the curb, gutter, sidewalk, and centerline of West Markham Street and Taylor Street on the plan. 10. Submit a Traffic Impact Study for the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. From other similar facilities, provide service times, number of customers during peak times, expected vehicle stack on site; and expected vehicle stack on West Markham Street for turn movements. For additional information, contact Bill Henry in Traffic Engineering at 501.379.1818. Item 4 12. ITEM NO.: 12. Z-8997 11. Provide a letter prepared by a registered engineer certifying the sight distance at the driveway(s) comply with 2011 AASHTO Green Book standards. 12.The site plan shows 2-way traffic on the east side of building which creates traffic conflicts. 13.If the existing alley is used for access, the paved surface should be widened to a minimum of 22 feet. 14. The proposed wooden fences on the east and north property lines create sight distance conflicts and should be removed or lowered to an acceptable height. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal. There are a couple street light poles and service wires along West Markham Street and 3-phase primary lines on the north side of the alley on the north edge of the property. Contact Entergy in advance to work out service requirements to the new building. Centergoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 5. 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. Item # 12. ITEM NO.: 12, Z Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 6. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 7. 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. Fire Department: Maintain access, fire hydrants per code, minimum road width shall be 26-feet (Appendix D). Contact the Little Rock Fire Department for additional information. County Planning: No comment. CAT& Parks and Recreation: No comment received. Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey(o-0ittlerock.org or Mark Alderfer at 501.371.4875; malderferCa7iittlerock.org. Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Office (0) for this property. The Office (0) category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from 0-3 (General Office District) to PDC (Planned District Commercial) to allow for the construction of a drive -through restaurant on this site. The site is within the Midtown Design Overlay District. Master Street Plan: West Markham Street is a Minor Arterial and Taylor Street is a Local Street on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on West Markham Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Item # 12. ITEM NO.: 12. Z-8997 Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements and the Midtown Overlay District. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half ('/2) the full width requirement but in no case less than nine (9) feet. The property is located in the City's designated mature area. A twenty-five (25%) percent reduction of the buffer requirements is acceptable. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the City's landscape ordinance requirements. • The depth of the lot is one hundred and thirty-four (134) linear feet. After the twenty-five (25%) percent reduction of the buffer requirements a six foot nine inch (6.75) street buffer will be required on Markham. • The width of the lot is one hundred and forty-eight feet (148) linear feet. After the twenty-five (25%) percent reduction of the buffer requirements a six foot nine inch (6.75) street buffer will be required on Taylor Street. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. This strip shall be at least nine (9) feet wide. The property is located in the City's designated mature area. A 25% reduction of the perimeter requirements is acceptable. 4. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. A 25% reduction of the interior green space requirements is acceptable. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, November 26, 2014. Item # 12. FILE NO.: Z-8997 NAME: 5514/5520 West Markham Street Short -form PD-C LOCATION: Located at 5514 & 5520 West Markham Street DEVELOPER: Hotmail, Inc. 200 Vinue Lane Little Rock, AR 72223 Stewart Mackey Coldwell Banker Commercial 2100 Riverdale, Suite 100 Little Rock, AR 72202 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.452 acres NUMBER OF LOTS: 1 CURRENT ZONING: 0-3, General Office District ALLOWED USES: General Office PROPOSED ZONING: PD-C PROPOSED USE: Restaurant FT. NEW STREET: 0 LF VARIANCE/WAIVERS: A variance to allow the driveway locations and widths which do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The applicant is requesting rezoning of the site from 0-3, General Office District to PD-C to allow the redevelopment of the site with a restaurant. The applicant is proposing to raze the existing empty dated medical office buildings and redevelop the site with a Popeye's restaurant. The site is located within the Mid -town Design Overlay District, which requires new development to be FILE NO.: Z-8997 (Cont. reviewed through the planned zoning development process. The applicant is proposing construction of a 2,695 square foot space. The entryways for the building will be facing the primary parking area for the development (east) and the street (West Markham Street). The development is indicated with 17-parking spaces. All parking will be on the east and west sides of the building. There will be no parking in the front or rear of the building. The drive lanes will be a minimum of 10-feet wide. There is a drive lane located in front of the building, along West Markham Street. With the drive lane and a landscaping strip, the building will be sitting 19-feet from the front property line. The 20-foot high fagade will have windows all along the south side. There will also be windows on the southern end of the east and west sides of the building. The elevation indicated decorative down lights on the exterior of the building and shutter panels in areas where windows are not practical. The service entrance will be on the north end of the building. The building is proposed as a single story building. All utilities are proposed underground. B. EXISTING CONDITIONS: The site contains two (2) office buildings which are presently vacant. Office uses are located to the east and west of this site. There are residential uses located to the north which include multi -family and to the east there are single-family homes. Across West Markham to the south is War Memorial Golf Course. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Hillcrest Residents Association were notified of the public hearing. The Mid -town Redevelopment District #1 Advisory Board reviewed the request at their November 21, 2014, meeting and voted to approve the request with minor revisions. The revisions include the placement of sidewalks, pedestrian access and two (2) parking spaces where the current curb -cut is shown. The revised plan submitted to staff on November 26, 2014, has addressed these items. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITION Due to the proposed use of the property, the Master Street Plan specifies that Taylor Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Taylor Street and West Markham Street. E FILE NO.: Z-8997 Cont. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Taylor Street, including 5-foot sidewalks with the planned development. The new back of curb should be 36 feet from the existing back of curb on the west side of Taylor Street and striped for 3 lanes at intersection. 4. A 5 foot wide sidewalk with appropriate handicap ramps is required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be installed along Markham Street. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. 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. 7. Stormwater detention will not apply to the proposed development. 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. Per City code driveways on West Markham Street should be spaced 300 feet from other driveways and intersections and 150 feet from the side property line. On Taylor Street, driveways should be spaced 250 feet from other driveways and intersections and 125 feet from side property lines. Variances must be requested for the proposed driveways. 9. Show the curb, gutter, sidewalk, and centerline of West Markham Street and Taylor Street on the plan. 10. Submit a Traffic Impact Study for the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. From other similar facilities, provide service times, number of customers during peak times, expected vehicle stack on site; and expected vehicle stack on West Markham Street for turn movements. For additional information, contact Bill Henry in Traffic Engineering at 501.379.1818. 11. Provide a letter prepared by a registered engineer certifying the sight distance at the driveway(s) comply with 2011 AASHTO Green Book standards. 12. The site plan shows 2-way traffic on the east side of building which creates traffic conflicts. 13. If the existing alley is used for access, the paved surface should be widened to a minimum of 22 feet. 14. The proposed wooden fences on the east and north property lines create sight distance conflicts and should be removed or modified to eliminate the conflict. 3 FILE NO.: Z-8997 lCont.) E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this proposal. There are a couple streetlight poles and service wires along West Markham Street and 3-phase primary lines on the north side of the alley on the north edge of the property. Contact Entergy in advance to work out service requirements to the new building. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 5. 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 the Little Rock Fire Department is required. 2 FILE NO.: Z-8997 (Cont. 6. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 7. 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. Fire Department: Maintain access, fire hydrants per code, minimum road width shall be 26-feet (Appendix D). Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #5, the West Markham Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; cricheyCa)[ittlerock.orq or Mark Alderfer at 501.371.4875; malderfer@littlerock.orq. Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Office (0) for this property. The Office (0) category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from 0-3 (General Office District) to PDC (Planned District Commercial) to allow for the construction of a drive -through restaurant on this site. The site is within the Midtown Design Overlay District. Master Street Plan: West Markham Street is a Minor Arterial and Taylor Street is a Local Street on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on West Markham Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. 5 LE NO.: Z-8997 (Cont. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements and the Midtown Overlay District. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (1/2) the full width requirement but in no case less than nine (9) feet. The property is located in the City's designated mature area. A twenty-five (25%) percent reduction of the buffer requirements is acceptable. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the City's landscape ordinance requirements. The depth of the lot is one hundred and thirty-four (134) linear feet. After the twenty-five (25%) percent reduction of the buffer requirements a six foot nine inch (6.75) street buffer will be required on Markham. • The width of the lot is one hundred and forty-eight feet (148) linear feet. After the twenty-five (25%) percent reduction of the buffer requirements a six foot nine inch (6.75) street buffer will be required on Taylor Street. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. This strip shall be at least nine (9) feet wide. The property is located in the City's designated mature area. A 25% reduction of the perimeter requirements is acceptable. 4. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. A 25% reduction of the interior green space requirements is acceptable. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G, SUBDIVISION COMMITTEE COMMENT: (November 19, 2014) The applicant was present representing the request. Staff presented an overview of the item stating there were a number of outstanding technical issues associated with the request in need of addressing prior to the Commission acting on the request. Staff stated the development was located within the Mid -town Design Overlay District which had specific development criteria. Staff requested the applicant provide a narrative outlining the DOD requirements and the areas the development would not comply with the minimum standards. A FILE NO.: Z-8997 (Cont. Public Works comments were addressed. Staff stated additional right of way was required on Taylor Street and a radial dedication was required at the intersection of Taylor and West Markham Streets. Staff stated the driveways did not comply with the minimum standards of the Subdivision and Master Street Plan Ordinances. Staff stated the locations would require approval of a variance. Staff questioned if the development would take access to the alley. The applicant stated the site plan as currently presented did allow for access to the alley. Staff stated the wooden fence located along the alley created sight distance concerns and the fence should be modified to eliminate any conflicts. Landscaping comments were addressed. Staff stated based on the current site plan a variance from the City Beautiful Commission would be required. Staff stated the minimum street buffer width was 6-feet 9-inches since the site was located within the Designated Mature area of the City. Staff stated building landscaping was required in addition to a minimum of eight percent (8%) of the interior paved area was to be landscaped with landscape islands. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan and cover letter to staff addressing a number of the technical issues associated with the request raised at the November 19, 2014, Subdivision Committee meeting. The revised site plan has indicated the minimum landscape strip along North Taylor Street and the eastern perimeter of the site. The landscape strip along West Markham Street is indicated at 5-feet which is insufficient to meet the buffer and landscape ordinance requirement (6-feet 9-inches). The revised site plan has removed the driveway access to North Taylor Street and eliminated access to the alley located along the northern perimeter. The revised plan has addressed the Mid -town Redevelopment District #1 Advisory Board's concerns and has provided access through the parking areas, added two additional parking spaces and included a larger landscape island within the parking lot located along North Taylor Street. The request is a rezoning from 0-3, General Office District to PD-C to allow the redevelopment of the site with a restaurant with drive -through service. The applicant is proposing to raze the existing office buildings and redevelop the site with a Popeye's restaurant. The building will contain 2,695 square feet of space. The site plan indicates 17-parking spaces. All parking will be on the east and west sides of the building. There will be no parking in the front or rear of the building. The drive lanes will be a minimum of 10-feet wide. There is a drive lane located in front of the building, along West Markham Street. With the drive lane and a landscaping strip, the building will be sitting 19-feet off the front property line. Entryways to the building are facing the primary parking area to the east and West Markham Street. rA FILE NO.: Z-8997 (Cont. The site is located within the Mid -town Design Overlay District, which requires new development to be reviewed through the planned zoning development process. The DOD states for new construction at least 60 percent of the ground floor level facing internal pedestrian public circulation areas or streets are to be glass -windows, entry features or displays. The elevation provided indicates the 20-foot high facade to have windows along the south side, West Markham Street and on the southern end of the east and west sides of the building, primary parking area and North Taylor Street respectively. The elevation indicates decorative down lights on the exterior of the building and shutter panels in areas where windows are not provided. The primary entrance is located along West Markham Street with a pedestrian access located on North Taylor Street. The site plan indicates pedestrian accesses to the building from the two (2) abutting streets and through the primary parking area. The service entrance will be on the north end of the building, adjacent to the alley. The Mid -town DOD states exterior building materials and colors are to be aesthetically pleasing and compatible with materials and colors used in the neighboring developments. Predominate exterior building materials must be of high quality materials such as brick, wood, stone, tinted stucco, EIFS. Predominate exterior building materials may not be smooth -faced concrete block, tilt -up concrete panels or prefabricated steel panels. The building construction materials are compliant with the typical materials of the Mid -town DOD. The building is proposed as a single story building. The applicant has indicated the maximum height of the building will be 20-feet. The DOD states small buildings, less than 5,000 square feet, are to be limited to a height of 35-feet. The DOD also stated buildings located north of West Markham Street and east of University Avenue are limited to a maximum height of 35-feet. Front yard setbacks maybe reduced to zero (0) but should not be more than 20-feet. Side yard setbacks may be zero (0) except when adjacent to single-family which should then be set at four (4) feet. Rear yard setbacks are to be zero (0) except where adjacent to single-family detached, in which case the rear yard setback is to be 25-feet. This site does not abut single-family to the east or north. The front setback is 19-feet. Parking per the DOD is fifty percent of the required parking of the zoning ordinance article VIII. The maximum parking allowed is the minimum standard established in this article. In this case the ordinance would typically require 26-parking spaces to serve a restaurant use. The site plan indicates 17-parking spaces. The parking as proposed does comply with the typical standards of the DOD. Signage per the DOD is limited to six (6) feet in height and twenty-four (24) square feet in area. The sign is to be incorporated into the landscaped area of the parking lot. No pole signage is allowed. Building signage is allowed per FILE NO.: Z-8997 (Cont. article X of the zoning ordinance. The building signage allowed is a maximum of ten (10) percent of the fagade area abutting a public street. Signage would be allowed on the south and west facades of the building. No street buffer or landscaping is required along streets classified less than an arterial. When the structure is not built to the property line, landscaping is required in the area between the building and property line up to that required in the Landscape Ordinance. In this case, since the site is located within the Designated Mature Area of the City, the required landscape strip is 6-feet 9-inches adjacent to the paved areas. The site plan as submitted does not meet this minimum requirement along West Markham Street. The applicant must seek approval of a variance from the City Beautiful Commission to allow the reduced landscape strip along West Markham Street. The applicant has indicated with the new construction all existing trees will be removed from the site. All site lighting and utilities will comply with the minimum standards of the DOD. The applicant has eliminated driveway access to North Taylor Street. Per the Master Street Plan the designation of North Taylor Street is a commercial street. The minimum pavement width for a commercial street is 36-feet from back of curb to back of curb. The site plan indicates the pavement width as 24-feet from back of curb to back of curb. A right of way dedication of 30-feet from center line is required to meet the Master Street Plan requirement. The site plan does include the 30-foot right of way dedication. The developer has indicated they will build the sidewalk and the curb along North Taylor Street. Based on the development not taking access to North Taylor Street the development is required to construct Y2 of a 36-foot pavement width for the street which would require the placement of 18-feet of paving from centerline on North Taylor Street The applicant has not provided staff with the requested traffic analysis. The applicant has stated the Traffic Analysis will not be available until December 12tn to the 16th. Staff has concerns with the item moving forward without the Traffic Analysis to determine if the site can handle the traffic flows and not stack cars onto West Markham. Overall staff is not supportive of the request. The development is proposed within an area which has been identified on the City's Future Land Use Plan as Office. The commercial uses have primarily been located nearer the intersections of West Markham and University Avenue and West Markham and Fair Park Boulevard/North Van Buren Street. This area is an office corridor. Staff does not feel this is an appropriate location for a commercial use and more specifically a fast food restaurant. STAFF RECOMMENDATION: Staff recommends denial of the request. 9 FILE NO.: Z-8997 (Cont. PLANNING COMMISSION ACTION: (DECEMBER 18, 2014) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of denial. Mr. Stuart Mackey addressed the Commission on the merits of the request. He stated the developer had met with the City of Little Rock Staff, the Mid -town Advisory Board, the Hillcrest Residents Association and the Hillcrest Merchants Association. He stated the developer had made changes to the plan to accommodate all the groups and felt the plan as presented did comply with the minimum standards of the Mid -town Design Overlay District. He stated this area was an urban neighborhood which one would expect to have amenities. He stated the multi -family located adjacent to the site was a transient population. He stated the site plan had eliminated access to Taylor Street and the alley located along the northern perimeter. He stated Taylor Street did not have access to Lee Street to the north. He stated a traffic analysis had been prepared for the site and the report did not indicate a significant impact on West Markham. He stated the development did require a variance to allow the five (5) foot landscape strip along West Markham Street. He stated based on the depth of the site and the required drive lanes there was not adequate area to provide the six foot nine inch (6'9") landscape strip required by the Landscape Ordinance. Mr. Jason Dickinson was to address the Commission but left. Ms. Pam Brown - Courtney addressed the Commission with his concerns. She stated Mr. Dickinson had stated his office was located across Taylor Street from the proposed development. She stated he had stated if the development was allowed the increase in traffic would significantly impact his property and traffic on West Markham Street. Ms. Brown -Courtney addressed the Commission as the property owner to the east of the proposed development. She stated she owned the two (2) office buildings to the east. She stated one was recently vacated by a medical doctor and the second was leased by a daycare center. She stated she had been approached to sell her property for commercial development but did not feel this was the right use for the area. She stated traffic on West Markham was heavy. She stated a commercial business would generate a large amount of traffic to the area and she felt a commercial business would hinder her ability to lease the office space in the future. She requested the Commission deny the request. Ms. Judith Adam addressed the Commission in opposition. She stated she was the manager of the Markham House Inn which was located to the east of this site. She stated the apartments to the north of the site were also owned by her company. She stated the primary residents of the Markham House and the apartments were persons undergoing cancer treatment at UAMS. She stated the residents needed a quiet place to stay and needed their rest. She stated the restaurant hours were not in keeping with the residential area. She questioned the trash collection hours. She stated sight distance at this site was limited due to the slight incline and the curve in West Markham. 10 FILE NO.: Z-8997 Mr. Mackey stated he felt this development was a fit for the neighborhood. He stated a medical clinic generated a great deal of traffic around the lunch hour and at the end of the day when couples wanted to meet with doctors. He stated the adjacent property had been vacant for more than one (1) year. He stated the dumpster hours would be limited and fully screened. He stated he had discussed with his client limiting the left turns out of the site from 11:30 am to 1:00 pm to aid in traffic conflicts. There was a discussion concerning traffic in the area and if the site would prohibit left turns into and out of the site. Mr. Mackey stated without a driveway onto Taylor Street access to the site was limited and to not allow full access to West Markham would cause severe harm to the business. He stated the developer was willing to limit the turns out of the site during the lunch hour rush. The Commission questioned staff as to the stacking on the site and the potential for stacking onto West Markham Street. Staff stated there was no left turn lane on West Markham at this location. Staff stated any left turns would be required to stack into the through lane on West Markham before entering the site. Staff stated there was a traffic analysis conducted on the site and the hired traffic engineer (Peters and Associates) did not feel there would be stacking off the site onto West Markham. The Commission discussed with staff the existing traffic concerns on West Markham and the need for improvements. Staff stated for the business there was not a large volume of traffic entering the site. Staff noted once again there was not a turn lane at this location on West Markham. The Commission noted this area was primed for redevelopment and the redevelopment would most likely be a mixed use development. Staff stated this area was designated on the City's Future Land Use Plan a number of years ago as an office corridor. Staff stated there was an outcry at the time to not allow another Rodney Parham Road by stripping West Markham with commercial businesses and an overabundance of driveways. There was no further discussion of the item. The Chair entertained a motion for approval of the item including all staff recommendations and comments except that of denial. The motion failed by a vote of 0 ayes, 9 noes and 2 absent. 11 December 18, 2014 ITEM NO.: 12 NAME: 5514/5520 West Markham Street Short -form PD-C LOCATION: Located at 5514 & 5520 West Markham Street DEVELOPER: Hotmail, Inc. 200 Vinue Lane Little Rock, AR 72223 Stewart Mackey Coldwell Banker Commercial 2100 Riverdale, Suite 100 Little Rock, AR 72202 FN(;INFFR- White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.452 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 0-3, General Office District General Office P D-C Restaurant FILE NO.: Z-8997 FT. NEW STREET: 0 LF VARIANCE/WAIVERS: A variance to allow the driveway locations and widths which do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. A. PROPOSAL/REQUEST/APPLICANT'S STATEME The applicant is requesting rezoning of the site from 0-3, General Office District to PD-C to allow the redevelopment of the site with a restaurant. The applicant is proposing to raze the existing empty dated medical office buildings and redevelop the site with a Popeye's restaurant. The site is located within the December 18, 2014 SUBDIVISION ITEM NO.: 12 (Cont. FILE NO.: Z-8997 Mid -town Design Overlay District, which requires new development to be reviewed through the planned zoning development process. The applicant is proposing construction of a 2,695 square foot space. The entryways for the building will be facing the primary parking area for the development (east) and the street (West Markham Street). The development is indicated with 17-parking spaces. All parking will be on the east and west sides of the building. There will be no parking in the front or rear of the building. The drive lanes will be a minimum of 10-feet wide. There is a drive lane located in front of the building, along West Markham Street. With the drive lane and a landscaping strip, the building will be sitting 19-feet from the front property line. The 20-foot high fagade will have windows all along the south side. There will also be windows on the southern end of the east and west sides of the building. The elevation indicated decorative down lights on the exterior of the building and shutter panels in areas where windows are not practical. The service entrance will be on the north end of the building. The building is proposed as a single story building. All utilities are proposed underground. B. EXISTING CONDITIONS: The site contains two (2) office buildings which are presently vacant. Office uses are located to the east and west of this site. There are residential uses located to the north which include multi -family and to the east there are single-family homes. Across West Markham to the south is War Memorial Golf Course. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Hillcrest Residents Association were notified of the public hearing. The Mid -town Redevelopment District #1 Advisory Board reviewed the request at their November 21, 2014, meeting and voted to approve the request with minor revisions. The revisions include the placement of sidewalks, pedestrian access and two (2) parking spaces where the current curb -cut is shown. The revised plan submitted to staff on November 26, 2014, has addressed these items. D. ENGINEERING COMMENT PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Taylor Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2 December 18, 2014 SUBDIVISION ITEM NO.: 12 (Cont. FILE NO.: Z-8997 2, A 20 foot radial dedication of right-of-way is required at the intersection of Taylor Street and West Markham Street. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Taylor Street, including 5-foot sidewalks with the planned development. The new back of curb should be 36 feet from the existing back of curb on the west side of Taylor Street and striped for 3 lanes at intersection. 4. A 5 foot wide sidewalk with appropriate handicap ramps is required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be installed along Markham Street. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. 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. 7. Stormwater detention will not apply to the proposed development. 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. Per City code driveways on West Markham Street should be spaced 300 feet from other driveways and intersections and 150 feet from the side property line. On Taylor Street, driveways should be spaced 250 feet from other driveways and intersections and 125 feet from side property lines. Variances must be requested for the proposed driveways. 9. Show the curb, gutter, sidewalk, and centerline of West Markham Street and Taylor Street on the plan. 10. Submit a Traffic Impact Study for the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. From other similar facilities, provide service times, number of customers during peak times, expected vehicle stack on site; and expected vehicle stack on West Markham Street for turn movements. For additional information, contact Bill Henry in Traffic Engineering at 501.379.1818. 11. Provide a letter prepared by a registered engineer certifying the sight distance at the driveway(s) comply with 2011 AASHTO Green Book standards. 12. The site plan shows 2-way traffic on the east side of building which creates traffic conflicts. 3 December 18, 2014 SUBDIVISION ITEM NO.: FILE NO.: Z-8997 13. If the existing alley is used for access, the paved surface should be widened to a minimum of 22 feet. 14. The proposed wooden fences on the east and north property lines create sight distance conflicts and should be removed or modified to eliminate the conflict. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entem : Entergy does not object to this proposal. There are a couple streetlight poles and service wires along West Markham Street and 3-phase primary lines on the north side of the alley on the north edge of the property. Contact Entergy in advance to work out service requirements to the new building. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 4 December 18, 2014 SUBDIVISION ITEM NO.: 12 (Co ► • AF33t'YA 5. 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 the Little Rock Fire Department is required. 6. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 7. 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. Fire Department: Maintain access, fire hydrants per code, minimum road width shall be 26-feet (Appendix D). Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #5, the West Markham Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; cricheyQ Iittlerock. or or Mark Alderfer at 501.371.4875; maiderfer(@ Iittlerock.org. Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Office (0) for this property. The Office (0) category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from 0-3 (General Office District) to PDC (Planned District Commercial) to allow for the construction of a drive -through restaurant on this site. The site is within the Midtown Design Overlay District. Master Street Plan: West Markham Street is a Minor Arterial and Taylor Street is a Local Street on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short ,61 December 18, 2014 SUBDIVISION ITEM NO.: 12 (Cont. FILE NO.: Z-8997 distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on West Markham Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements and the Midtown Overlay District. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (Y2) the full width requirement but in no case less than nine (9) feet. The property is located in the City's designated mature area. A twenty-five (25%) percent reduction of the buffer requirements is acceptable. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the City's landscape ordinance requirements. • The depth of the lot is one hundred and thirty-four (134) linear feet. After the twenty-five (25%) percent reduction of the buffer requirements a six foot nine inch (6.75) street buffer will be required on Markham. • The width of the lot is one hundred and forty-eight feet (148) linear feet. After the twenty-five (25%) percent reduction of the buffer requirements a six foot nine inch (6.75) street buffer will be required on Taylor Street. 3. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. This strip shall be at least nine (9) feet wide. The property is located in the City's designated mature area. A 25% reduction of the perimeter requirements is acceptable. 4. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. A 25% reduction of the interior green space requirements is acceptable. December 18, 2014 SUBDIVISION ITEM NO.: 12 (Cont. G. H 5. The City Beautiful Commission recommend trees as feasible on this site. Credit toward requirements can be given when preserving larger. SUBDIVISION COMMITTEE COMMENT: FILE NO.: Z-8997 s preserving as many existing fulfilling Landscape Ordinance trees of six (6) inch caliper or (November 19, 2014) The applicant was present representing the request. Staff presented an overview of the item stating there were a number of outstanding technical issues associated with the request in need of addressing prior to the Commission acting on the request. Staff stated the development was located within the Mid -town Design Overlay District which had specific development criteria. Staff requested the applicant provide a narrative outlining the DOD requirements and the areas the development would not comply with the minimum standards. Public Works comments were addressed. Staff stated additional right of way was required on Taylor Street and a radial dedication was required at the intersection of Taylor and West Markham Streets. Staff stated the driveways did not comply with the minimum standards of the Subdivision and Master Street Plan Ordinances. Staff stated the locations would require approval of a variance. Staff questioned if the development would take access to the alley. The applicant stated the site plan as currently presented did allow for access to the alley. Staff stated the wooden fence located along the alley created sight distance concerns and the fence should be modified to eliminate any conflicts. Landscaping comments were addressed. Staff stated based on the current site plan a variance from the City Beautiful Commission would be required. Staff stated the minimum street buffer width was 6-feet 9-inches since the site was located within the Designated Mature area of the City. Staff stated building landscaping was required in addition to a minimum of eight percent (8%) of the interior paved area was to be landscaped with landscape islands. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised site plan and cover letter to staff addressing a number of the technical issues associated with the request raised at the November 19, 2014, Subdivision Committee meeting. The revised site plan has indicated the minimum landscape strip along North Taylor Street and the eastern perimeter of the site. The landscape strip along West Markham Street is indicated at 5-feet which is insufficient to meet the buffer and landscape 7 December 18, 2014 SUBDIVISION ITEM NO.: 12 (Cont. ordinance requirement (6-feet 9-inches). The revised site plan has removed the driveway access to North Taylor Street and eliminated access to the alley located along the northern perimeter. The revised plan has addressed the Mid -town Redevelopment District #1 Advisory Board's concerns and has provided access through the parking areas, added two additional parking spaces and included a larger landscape island within the parking lot located along North Taylor Street. The request is a rezoning from 0-3, General Office District to PD-C to allow the redevelopment of the site with a restaurant with drive -through service. The applicant is proposing to raze the existing office buildings and redevelop the site with a Popeye's restaurant. The building will contain 2,695 square feet of space. The site plan indicates 17-parking spaces. All parking will be on the east and west sides of the building. There will be no parking in the front or rear of the building. The drive lanes will be a minimum of 10-feet wide. There is a drive lane located in front of the building, along West Markham Street. With the drive lane and a landscaping strip, the building will be sitting 19-feet off the front property line. Entryways to the building are facing the primary parking area to the east and West Markham Street. The site is located within the Mid -town Design Overlay District, which requires new development to be reviewed through the planned zoning development process. The DOD states for new construction at least 60 percent of the ground floor level facing internal pedestrian public circulation areas or streets are to be glass -windows, entry features or displays. The elevation provided indicates the 20-foot high fagade to have windows along the south side, West Markham Street and on the southern end of the east and west sides of the building, primary parking area and North Taylor Street respectively. The elevation indicates decorative down lights on the exterior of the building and shutter panels in areas where windows are not provided. The primary entrance is located along West Markham Street with a pedestrian access located on North Taylor Street. The site plan indicates pedestrian accesses to the building from the two (2) abutting streets and through the primary parking area. The service entrance will be on the north end of the building, adjacent to the alley. The Mid -town DOD states exterior building materials and colors are to be aesthetically pleasing and compatible with materials and colors used in the neighboring developments. Predominate exterior building materials must be of high quality materials such as brick, wood, stone, tinted stucco, EIFS. Predominate exterior building materials may not be smooth -faced concrete block, tilt -up concrete panels or prefabricated steel panels. The building construction materials are compliant with the typical materials of the Mid -town DOD. E:3 December 18, 2014 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8997 The building is proposed as a single story building. The applicant has indicated the maximum height of the building will be 20-feet. The DOD states small buildings, less than 5,000 square feet, are to be limited to a height of 35-feet. The DOD also stated buildings located north of West Markham Street and east of University Avenue are limited to a maximum height of 35-feet. Front yard setbacks maybe reduced to zero (0) but should not be more than 20-feet. Side yard setbacks may be zero (0) except when adjacent to single-family which should then be set at four (4) feet. Rear yard setbacks are to be zero (0) except where adjacent to single-family detached, in which case the rear yard setback is to be 25-feet. This site does not abut single-family to the east or north. The front setback is 19-feet. Parking per the DOD is fifty percent of the required parking of the zoning ordinance article Vill. The maximum parking allowed is the minimum standard established in this article. In this case the ordinance would typically require 26-parking spaces to serve a restaurant use. The site plan indicates 17-parking spaces. The parking as proposed does comply with the typical standards of the DOD. Signage per the DOD is limited to six (6) feet in height and twenty-four (24) square feet in area. The sign is to be incorporated into the landscaped area of the parking lot. No pole signage is allowed. Building signage is allowed per article X of the zoning ordinance. The building signage allowed is a maximum of ten (10) percent of the fagade area abutting a public street. Signage would be allowed on the south and west facades of the building. No street buffer or landscaping is required along streets classified less than an arterial. When the structure is not built to the property line, landscaping is required in the area between the building and property line up to that required in the Landscape Ordinance. In this case, since the site is located within the Designated Mature Area of the City, the required landscape strip is 6-feet 9-inches adjacent to the paved areas. The site plan as submitted does not meet this minimum requirement along West Markham Street. The applicant must seek approval of a variance from the City Beautiful Commission to allow the reduced landscape strip along West Markham Street. The applicant has indicated with the new construction all existing trees will be removed from the site. All site lighting and utilities will comply with the minimum standards of the DOD. The applicant has eliminated driveway access to North Taylor Street. Per the Master Street Plan the designation of North Taylor Street is a commercial street. The minimum pavement width for a commercial street is 36-feet from back of curb to back of curb. The site plan indicates the pavement width as 24-feet from back of curb to back of curb. A right of way dedication of 30-feet from center line December 18, 2014 SUBDIVISION ITEM NO.: 12 (Cont. is required to meet the Master Street Plan requirement. The site plan does include the 30-foot right of way dedication. The developer has indicated they will build the sidewalk and the curb along North Taylor Street. Based on the development not taking access to North Taylor Street the development is required to construct Y2 of a 36-foot pavement width for the street which would require the placement of 18-feet of paving from centerline on North Taylor Street The applicant has not provided staff with the requested traffic analysis. The applicant has stated the Traffic Analysis will not be available until December 12tn to the 16th. Staff has concerns with the item moving forward without the Traffic Analysis to determine if the site can handle the traffic flows and not stack cars onto West Markham. Overall staff is not supportive of the request. The development is proposed within an area which has been identified on the City's Future Land Use Plan as Office. The commercial uses have primarily been located nearer the intersections of West Markham and University Avenue and West Markham and Fair Park Boulevard/North Van Buren Street. This area is an office corridor. Staff does not feel this is an appropriate location for a commercial use and more specifically a fast food restaurant. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (DECEMBER 18, 2014) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of denial. Mr. Stuart Mackey addressed the Commission on the merits of the request. He stated the developer had met with the City of Little Rock Staff, the Mid -town Advisory Board, the Hillcrest Residents Association and the Hillcrest Merchants Association. He stated the developer had made changes to the plan to accommodate all the groups and felt the plan as presented did comply with the minimum standards of the Mid -town Design Overlay District. He stated this area was an urban neighborhood which one would expect to have amenities. He stated the multi -family located adjacent to the site was a transient population. He stated the site plan had eliminated access to Taylor Street and the alley located along the northern perimeter. He stated Taylor Street did not have access to Lee Street to the north. He stated a traffic analysis had been prepared for the site and the report did not indicate a significant impact on West Markham. He stated the development did require a variance to allow the five (5) foot landscape strip along West Markham Street. He stated based on the depth of the site and the required drive 10 December 18, 2014 SUBDIVISION ITEM NO.: 12 (Cont. FILE NO.- Z-8997 lanes there was not adequate area to provide the six foot nine inch (6'9") landscape strip required by the Landscape Ordinance. Mr. Jason Dickinson was to address the Commission but left. Ms. Pam Brown - Courtney addressed the Commission with his concerns. She stated Mr. Dickinson had stated his office was located across Taylor Street from the proposed development. She stated he had stated if the development was allowed the increase in traffic would significantly impact his property and traffic on West Markham Street. Ms. Brown -Courtney addressed the Commission as the property owner to the east of the proposed development. She stated she owned the two (2) office buildings to the east. She stated one was recently vacated by a medical doctor and the second was leased by a daycare center. She stated she had been approached to sell her property for commercial development but did not feel this was the right use for the area. She stated traffic on West Markham was heavy. She stated a commercial business would generate a large amount of traffic to the area and she felt a commercial business would hinder her ability to lease the office space in the future. She requested the Commission deny the request. Ms. Judith Adam addressed the Commission in opposition. She stated she was the manager of the Markham House Inn which was located to the east of this site. She stated the apartments to the north of the site were also owned by her company. She stated the primary residents of the Markham House and the apartments were persons undergoing cancer treatment at UAMS. She stated the residents needed a quiet place to stay and needed their rest. She stated the restaurant hours were not in keeping with the residential area. She questioned the trash collection hours. She stated sight distance at this site was limited due to the slight incline and the curve in West Markham. Mr. Mackey stated he felt this development was a fit for the neighborhood. He stated a medical clinic generated a great deal of traffic around the lunch hour and at the end of the day when couples wanted to meet with doctors. He stated the adjacent property had been vacant for more than one (1) year. He stated the dumpster hours would be limited and fully screened. He stated he had discussed with his client limiting the left turns out of the site from 11:30 am to 1:00 pm to aid in traffic conflicts. There was a discussion concerning traffic in the area and if the site would prohibit left turns into and out of the site. Mr. Mackey stated without a driveway onto Taylor Street access to the site was limited and to not allow full access to West Markham would cause severe harm to the business. He stated the developer was willing to limit the turns out of the site during the lunch hour rush. The Commission questioned staff as to the stacking on the site and the potential for stacking onto West Markham Street. Staff stated there was no left turn lane on West Markham at this location. Staff stated any left turns would be required to stack into the 11 December 18, 2014 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-8997 through lane on West Markham before entering the site. Staff stated there was a traffic analysis conducted on the site and the hired traffic engineer (Peters and Associates) did not feel there would be stacking off the site onto West Markham. The Commission discussed with staff the existing traffic concerns on West Markham and the need for improvements. Staff stated for the business there was not a large volume of traffic entering the site. Staff noted once again there was not a turn lane at this location on West Markham. The Commission noted this area was primed for redevelopment and the redevelopment would most likely be a mixed use development. Staff stated this area was designated on the City's Future Land Use Plan a number of years ago as an office corridor. Staff stated there was an outcry at the time to not allow another Rodney Parham Road by stripping West Markham with commercial businesses and an overabundance of driveways. There was no further discussion of the item. The Chair entertained a motion for approval of the item including all staff recommendations and comments except that of denial. The motion failed by a vote of 0 ayes, 9 noes and 2 absent. 12