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HomeMy WebLinkAboutS-0006-D Staff AnalysisITEM NO.: 11 FILE NO.: S-6-D NAME: Broadmoor Shopping Center Subdivision Site Plan Review LOCATION: On the northwest corner of Lakeshore Drive and South University Avenue Plannina Staff Comments: 1. Provide notification of property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide direction of traffic flow on the proposed site plan. 3. Provide the additional right-of-way on the site plan indicating the new layout. 4. Provide the location of all signage on the site plan both existing and proposed along with details (height/area). 5. Provide the days and hours of operation. 6. Will there be a dumpster located on the site to service the new building? If so indicate on the site plan along with the required screening. 7. Provide the maximum building height in the general notes section of the site plan. 8. Is there a Bill of Assurance for the proposed site? If so provide a copy of the Bill of Assurance to Staff. If not provide a statement to the effect that there is not a valid Bill of Assurance for the subdivision. Variance/Waivers: 1. None requested. Public Works: 1. Lakeshore Drive and 28th Street are classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. University Avenue is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline is required. 3. Provide design of street conforming to "MSP" (Master Street Plan). Construct one- half street improvement to these streets including 5-foot sidewalks with planned development. University requires in -lieu contribution based on public project plans. 4. "Streetlights". Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 5. A 20 feet radial dedication of right-of-way is required at the intersections. 6. All driveways shall be concrete aprons per City Ordinance. Maximum grades per Section 31-210 apply. 7. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Utilities and Fire Department/County Planning: Wastewater Existing sewer main on site. No building foundation allowed within five foot of the existing sewer main. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. Planning Division:, No comment. Citv Recoanized Neiahborhood Action Plan: No comment. Landsc. Portions of the proposed street buffer width along Lakeshore Drive drops below the eighteen (18) foot minimum allowed by ordinance. The full width requirement being thirty-six (36) feet. Additionally, portions of the proposed perimeter landscape strip along Lakeshore Drive drops below the nine (9) foot minimum required by the Landscape Ordinance. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide copies of approved landscape plans stamped with the seal of a Registered Landscape Architect. Revised plat/plan. Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, July 9, 2003. July 24, 2003 ITEM NO.: 11 FILE NO.: S-6-D NAME: Broadmoor Shopping Center Subdivision Site Plan Review LOCATION: On the northwest corner of Lakeshore Drive and South University Avenue DEVELOPER: J.D. and E, Inc. 13700 Saddle Hill Drive Little Rock, AR 72212 ENGINEER: White-Daters Engineers #24 Rahling Circle Little Rock, AR 72223 AREA: 9.1 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: C-3, General Commercial PLANNING DISTRICT: 10 — Boyle Park CENSUS TRACT: 21.02 VARIANCESMAIVERS REQUESTED: Waiver of Master Street Plan requirements with regard to street improvements to South University Avenue. A. PROPOSAL: The applicant proposes the construction of a Twin City Bank branch location at the northwest corner of University Avenue and Lakeshore Drive. The facility will be located in the existing Broadmoor Shopping Center and the proposed bank will be constructed in close proximity of an existing building, which will be July 24, 2003 SUBDIVISIO ITEM NO.: 11(Cont.)FILE NO.: S-6-D removed to allow the construction. The building is proposed as 3588 square feet with five drive -through lanes and thirty-three parking spaces leased to the bank. The applicant proposes the days and hours of operation to be from 7:00 am to 6:00 pm Monday through Friday and from 8:00 am to 12:00 pm on Saturday. B. EXISTING CONDITIONS: The site is a commercial shopping center located on South University Avenue. There is a structure located where the new building is proposed (a former Fitness Center). A new Pizza Hut has been constructed within the shopping center parking lot. Other uses in the area include a church located on Lakeshore Drive south of the site and a convenience store is located adjacent to University Avenue. East of the shopping center is the UALR campus. The area west of the shopping center is the Broadmoor Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200-feet of the proposed site along with the College Terrace Neighborhood Association and the Broadmoor Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Lakeshore Drive and West 28th Street are classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. University Avenue is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline is required. 3. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to the streets including 5-foot sidewalks with the planned development. University requires in -lieu contribution based on public project plans. (The public project requires the dedication of an additional 7 feet of right-of-way along South University Avenue the entire length of the applicant's property.) 4. "Streetlights". Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 5. A 20 feet radial dedication of right-of-way is required at the intersections. 6. All driveways shall be concrete aprons per City Ordinance. Maximum grades per Section 31-210 apply. 7. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2 July 24, 2003 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: S-6-D E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main on site. No building foundation allowed within five foot of the existing sewer main. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: Portions of the proposed street buffer width along Lakeshore Drive drops below the eighteen (18) foot minimum allowed by ordinance. The full width requirement being thirty-six (36) feet. Additionally, portions of the proposed perimeter landscape strip along Lakeshore Drive drops below the nine (9) foot minimum required by the Landscape Ordinance. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide copies of approved landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (July 3, 2003) Mr. Joe White was present representing the request. Staff introduced the item indicating the request was a multiple building site plan review to add a Twin City Bank branch location in the Broadmoor Shopping center. Staff requested the applicant indicate on the site plan the additional right-of-way required and the 3 July 24, 2003 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: S-6-D new parking layout once the dedication was completed. Staff also requested the southern drive within the parking lot be one-way access to the west. Staff stated if the drive remained two-way there was a potential for cars to backup onto Lakeshore Drive. Staff also requested information concerning days and hours of operation, number of employees and signage. Staff requested the applicant indicate in the general notes section the maximum building height. Public Works comments were addressed. Staff stated additional right-of-way along South University Avenue necessary to satisfy the public project would be requested. Staff also noted additional right-of-way along West 28t" Street and Lakeshore Drive would be required. Landscaping comments were addressed. Staff noted the perimeter street buffer along the southern boundary dropped below the minimum width allowed. Staff stated along Lakeshore Drive the minimum width allowed by zoning ordinance was eighteen feet. Staff noted the required buffer per the Landscape Ordinance was nine feet. Staff stated the Commission could elect to reduce the buffer along Lakeshore Drive to the required nine feet but anything less would require approval from the City Beautiful Commission. There being no further items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff on July 8, 2003 addressing most of the issues raised at the July 3, 200 Subdivision Committee meeting. The applicant has indicated landscaping in most areas sufficient to meet the minimum requirements. The applicant has not however met the minimum requirement in one location of the site. The area located adjacent to the drive onto Lakeshore Drive still drops below the nine foot minimum. If the applicant were to remove one parking space the minimum could be met. Staff recommends the applicant remove one parking space in this area to meet the minimum requirement of the Landscape Ordinance. The applicant has indicated a dedication of right-of-way along Lakeshore Drive and West 28th Street as requested by Public Works staff. The applicant has also indicated a 20-foot radial dedication at the intersection of Lakeshore Drive and South University Avenue as requested. Along South University Avenue, the applicant has indicated a dedication of seven feet of additional right-of-way. This dedication will meet the required right-of-way necessary to complete the public project which is currently under design for this area. The applicant has indicated they do not wish to construct the required street improvements. Staff feels the street improvements should be put in place as a part of this development. In the past, policy has been if the public project goes to bid prior to the applicant pulling a building permit the city pays for the improvements. If the applicant pulls a 2 July 24, 2003 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: S-6-D building permit prior to the bid, the applicant pays for the improvements. The public project has not gone to bid, therefore the applicant should pay for the cost of the street improvements or in this case the placement of sidewalks along the entire property frontage. Public Works has indicated an in -lieu contribution would be acceptable and the applicant has indicated they do not wish to pursue this option either. The applicant has indicated the building will not exceed 28-feet in height. The requested height is consistent with allowed building heights in the C-3, General Commercial District. The applicant has indicated there is an existing bill board on the site which will remain. The applicant has also indicated a single pylon sign will be placed at the intersection of Lakeshore Drive and South University Avenue. The applicant has requested the maximum sign area allowed by ordinance or a maximum of 36 feet in height and 160 square feet in area. The applicant has indicated the bank will operate from 8:00 am to 6:00 pm Monday through Friday and 9:00 am to 12 noon on Saturday. The applicant has indicated there will be no more than six employees reporting daily to the site. Staff feels the hours proposed and the number of employees should have minimal impact on the area. The applicant has indicated the bank will lease the ground space and parking. The development will maintain a cross access parking agreement for the entirety. The bank is proposing 33 parking spaces within the ground lease area. The building is estimated to be 3588 square feet in gross floor area. The typical minimum parking required would be eight parking spaces. The proposed parking along with the existing parking is not sufficient to meet the typical minimum parking demand based on one space per three hundred square feet of gross floor area. Based on the entire development the total square footage of gross floor area available is 87,238 and there are 268 parking spaces on the site. Staff is not concerned with the available parking for the site since the site is a developed site and parking has not been an issue in the past. In addition, the new building is not being constructed on currently available parking. The building is replacing a vacant building on the site. Staff is supportive of the proposed development. In staffs opinion, the applicant has met the minimum requirements of the Subdivision Ordinance. The applicant is however requesting a waiver of the requirement for street improvements. Staff feels the applicant should install the street improvements (sidewalks) along South University Avenue as required by ordinance. Staff also feels the applicant should remove one parking space along Lakeshore Drive to increase the landscape strip to the nine foot minimum required by the Landscape Ordinance. To staffs knowledge there are no other outstanding proposed request. Staff feels the proposed addition have minimal to no adverse impact on the surroundinc 6 a issues associated with the of the bank building should area. July 24, 2003 SUBDIVISION ITEM NO.. 11 Cont. FILE NO.: S-B-D I. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends the developer place the street improvements (sidewalk) along South University Avenue or pay an in -lieu contribution for the street improvements. Staff recommends the applicant remove one parking space along Lakeshore Drive to increase the minimum landscape strip to the nine feet required by the Landscape Ordinance. July 24, 2003 ITEM NO.: 11 FILE NO.: S-6-D NAME: Broadmoor Shopping Center Subdivision Site Plan Review LOCATION: On the northwest corner of Lakeshore Drive and South University Avenue DEVELOPER: J.D. and E, Inc. 13700 Saddle Hill Drive Little Rock, AR 72212 ENGINEER: White-Daters Engineers #24 Rahling Circle Little Rock, AR 72223 AREA: 9.1 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: C-3, General Commercial PLANNING DISTRICT: 10 — Boyle Park CENSUS TRACT: 21.02 VARIANCESM/AIVERS REQUESTED: Waiver of Master Street Plan requirements with regard to street improvements to South University Avenue. A. PROPOSAL: The applicant proposes the construction of a Twin City Bank branch location at the northwest corner of University Avenue and Lakeshore Drive. The facility will be located in the existing Broadmoor Shopping Center and the proposed bank will be constructed in close proximity of an existing building, which will be July 24, 2003 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: S-6-D removed to allow the construction. The building is proposed as 3588 square feet with five drive -through lanes and thirty-three parking spaces leased to the bank. The applicant proposes the days and hours of operation to be from 7:00 am to 6:00 pm Monday through Friday and from 8:00 am to 12:00 pm on Saturday. B. EXISTING CONDITIONS: The site is a commercial shopping center located on South University Avenue. There is a structure located where the new building is proposed (a former Fitness Center). A new Pizza Hut has been constructed within the shopping center parking lot. Other uses in the area include a church located on Lakeshore Drive south of the site and a convenience store is located adjacent to University Avenue. East of the shopping center is the UALR campus. The area west of the shopping center is the Broadmoor Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200-feet of the proposed site along with the College Terrace Neighborhood Association and the Broadmoor Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Lakeshore Drive and West 28th Street are classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. University Avenue is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline is required. 3. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to the streets including 5-foot sidewalks with the planned development. University requires in -lieu contribution based on public project plans. (The public project requires the dedication of an additional 7 feet of right-of-way along South University Avenue the entire length of the applicant's property.) 4. "Streetlights". Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 5. A 20 feet radial dedication of right-of-way is required at the intersections. 6. All driveways shall be concrete aprons per City Ordinance. Maximum grades per Section 31-210 apply. 7. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2 July 24, 2003 SUBDIVISION ITEM NO.: 11 (Cont.) _ FILE NO.: S-6-D E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Existing sewer main on site. No building foundation allowed within five foot of the existing sewer main. Contact Little Rock Wastewater Utility at 688-1414 for additional details. EnterQy: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: Portions of the proposed street buffer width along Lakeshore Drive drops below the eighteen (18) foot minimum allowed by ordinance. The full width requirement being thirty-six (36) feet. Additionally, portions of the proposed perimeter landscape strip along Lakeshore Drive drops below the nine (9) foot minimum required by the Landscape Ordinance. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide copies of approved landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (July 3, 2003) Mr. Joe White was present representing the request. Staff introduced the item indicating the request was a multiple building site plan review to add a Twin City Bank branch location in the Broadmoor Shopping center. Staff requested the applicant indicate on the site plan the additional right-of-way required and the i July 24, 2003 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: S-6-D new parking layout once the dedication was completed. Staff also requested the southern drive within the parking lot be one-way access to the west. Staff stated if the drive remained two-way there was a potential for cars to backup onto Lakeshore Drive. Staff also requested information concerning days and hours of operation, number of employees and signage. Staff requested the applicant indicate in the general notes section the maximum building height. Public Works comments were addressed. Staff stated additional right-of-way along South University Avenue necessary to satisfy the public project would be requested. Staff also noted additional right-of-way along West 28th Street and Lakeshore Drive would be required. Landscaping comments were addressed. Staff noted the perimeter street buffer along the southern boundary dropped below the minimum width allowed. Staff stated along Lakeshore Drive the minimum width allowed by zoning ordinance was eighteen feet. Staff noted the required buffer per the Landscape Ordinance was nine feet. Staff stated the Commission could elect to reduce the buffer along Lakeshore Drive to the required nine feet but anything less would require approval from the City Beautiful Commission. There being no further items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff on July 8, 2003 addressing most of the issues raised at the July 3, 200 Subdivision Committee meeting. The applicant has indicated landscaping in most areas sufficient to meet the minimum requirements. The applicant has not however met the minimum requirement in one location of the site. The area located adjacent to the drive onto Lakeshore Drive still drops below the nine foot minimum. If the applicant were to remove one parking space the minimum could be met. Staff recommends the applicant remove one parking space in this area to meet the minimum requirement of the Landscape Ordinance. The applicant has indicated a dedication of right-of-way along Lakeshore Drive and West 28th Street as requested by Public Works staff. The applicant has also indicated a 20-foot radial dedication at the intersection of Lakeshore Drive and South University Avenue as requested. Along South University Avenue, the applicant has indicated a dedication of seven feet of additional right-of-way. This dedication will meet the required right-of-way necessary to complete the public project which is currently under design for this area. The applicant has indicated they do not wish to construct the required street improvements. Staff feels the street improvements should be put in place as a part of this development. In the past, policy has been if the public project goes to bid prior to the applicant pulling a building permit the city pays for the improvements. If the applicant pulls a 4 July 24, 2003 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: 5-6-❑ building permit prior to the bid, the applicant pays for the improvements. The public project has not gone to bid, therefore the applicant should pay for the cost of the street improvements or in this case the placement of sidewalks along the entire property frontage. Public Works has indicated an in -lieu contribution would be acceptable and the applicant has indicated they do not wish to pursue this option either. The applicant has indicated the building will not exceed 28-feet in height. The requested height is consistent with allowed building heights in the C-3, General Commercial District. The applicant has indicated there is an existing bill board on the site which will remain. The applicant has also indicated a single pylon sign will be placed at the intersection of Lakeshore Drive and South University Avenue. The applicant has requested the maximum sign area allowed by ordinance or a maximum of 36 feet in height and 160 square feet in area. The applicant has indicated the bank will operate from 8:00 am to 6:00 pm Monday through Friday and 9:00 am to 12 noon on Saturday. The applicant has indicated there will be no more than six employees reporting daily to the site. Staff feels the hours proposed and the number of employees should have minimal impact on the area. The applicant has indicated the bank will lease the ground space and parking. The development will maintain a cross access parking agreement for the entirety. The bank is proposing 33 parking spaces within the ground lease area. The building is estimated to be 3588 square feet in gross floor area. The typical minimum parking required would be eight parking spaces. The proposed parking along with the existing parking is not sufficient to meet the typical minimum parking demand based on one space per three hundred square feet of gross floor area. Based on the entire development the total square footage of gross floor area available is 87,238 and there are 268 parking spaces on the site. Staff is not concerned with the available parking for the site since the site is a developed site and parking has not been an issue in the past. In addition, the new building is not being constructed on currently available parking. The building is replacing a vacant building on the site. Staff is supportive of the proposed development. In staffs opinion, the applicant has met the minimum requirements of the Subdivision Ordinance. The applicant is however requesting a waiver of the requirement for street improvements. Staff feels the applicant should install the street improvements (sidewalks) along South University Avenue as required by ordinance. Staff also feels the applicant should remove one parking space along Lakeshore Drive to increase the landscape strip to the nine foot minimum required by the Landscape Ordinance. To staffs knowledge there are no other outstanding proposed request. Staff feels the proposed addition have minimal to no adverse impact on the surrounding 5 q issues associated with the of the bank building should area. July 24, 2003 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: S-6-D STAFF RECOMMENDATIO Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends the developer place the street improvements (sidewalk) along South University Avenue or pay an in -lieu contribution for the street improvements. Staff recommends the applicant remove one parking space along Lakeshore Drive to increase the minimum landscape strip to the nine feet required by the Landscape Ordinance. PLANNING COMMISSION ACTION: (JULY 24, 2003) Mr. Joe White of White-Daters and Associates was present representing the request. There were no objectors present. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff stated their recommendation had changed concerning the required dedication of right-of-way and street improvements. Staff stated their recommendation was a waiver of right-of-way dedication for South University Avenue. Staff stated their recommendation concerning the placement of street improvements was now street improvements would only be required by the developer along the portion of South University Avenue and Lakeshore Drive adjacent to the lease area by the Twin City Bank facility. Staff presented a recommendation that the applicant remove one parking space along Lakeshore Drive to increase the minimum landscape strip to the nine feet required by the Landscape Ordinance. There was no further discussion of the item. The Chair entertained a motion to place the item on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. A