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HomeMy WebLinkAboutS-0369-A Staff AnalysisApril 7, 2016 ITEM Nfl.: 4 FILE NO.: S-369-A NAME: Clyde McPherson Addition Replat Plat Lot 1 R LOCATION: Located at 8701 West Markham Street DEVELOPER: Simon CRE 5111 North Scottsdale Road, Suite 200 Scottsdale AR 85250 SURVEYOR: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.76 acres NUMBER OF LOTS: 1 CURRENT ZONING: C-3, General Commercial District WARD: 6 PLANNING DISTRICT: 3 —West Little Rock VARIANCEM/AIVERS: FT. NEW STREET: 0 LF CENSUS TRACT: 21.03 1. A variance from Section 36-301(e) to allow a reduced rear yard setback. 2. A variance from Sections 30-43 and 31-210 to allow the drive on West Markham Street nearer the eastern property line than typically allowed. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting a replat of the Clyde McPherson Addition to the City of Little Rock to allow the creation of one (1) lot from the previously platted Lots 1 and 2 and a small tract containing 0.07 acres which has not previously been platted. The developer is proposing to remove the two (2) existing buildings from the site to allow the construction of a new building. The request includes a setback variance from the rear property line for a portion of the proposed new building. The rear yard setback is indicated at seven (7) feet. April 7, 2016 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-369-A B. EXISTING CONDITIONS: West Markham Street is a four (4) lane roadway. There is not a center turn lane located in front of this property. East of the site is a shopping center and west of the site is a floodway/creek. South of the site is an office use and southeast is a plumbing company. North of the site, across West Markham, are single-family homes. Within the general area there are mini -warehouse, office and commercial uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area property owner. All abutting property owners of the site along with the Windgate Property Owners Association and the Briarwood Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: E PUBLIC WORKS CONDITIONS: 1. West Markham Street is classified on the Master Street Plan as a minor arterial. With special design standards. A dedication of right-of-way 35 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5-foot sidewalks with the planned development. The new back of curb should be moved within 2-feet of the existing power poles to provide a future center left turn lane. The sidewalk should be placed behind the power poles. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Stormwater detention will not apply to the proposed development. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The proposed driveway location creates left turn conflicts with Fairbrook Drive. The driveway should be moved near the west property line. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this site. Sewer main is located across West Markham Street. Verify sewer service for the new construction proposed. Contact Little Rock Wastewater Utility for additional information. 2 April 7, 2016 SUBDIVISION ITEM NO.: 4 (Cont. FILE NO.: S-369-A Entergy: Entergy does not object to this proposal. However, there is a power line containing both distribution and transmission facilities along the front of this property along West Markham Street. If the road is widened at this location then the existing two (2) poles at this site will end up in the middle of the sidewalk as exists in other locations along West Markham Street. It is unlikely that these poles will be able to be relocated as this is a main artery for transmission and distribution in this vicinity. The poles consequently will be a few feet closer to the traveled roadway. This is not unusual, but just a caution of the circumstances which will exist after the work is done. Contact Entergy in advance regarding future service requirements to the development if the electrical needs change Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is served by METRO on route 5. Provide sidewalks along West Markham Street creates a pedestrian path to the front on the business for access to other modes of transportation such as transit, bicycling and walking. F. ISSUES/TECHNICAUDESIGN: G Building Code: No comment. Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (March 16, 2016) Mr. Tim Daters of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff requested Mr. Daters provide the proposed phasing plan, the names of owners of all abutting lands and the zoning classification of the abutting properties. 9 April 7, 2016 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: S-369-A Public Works comments were addressed. Staff stated a dedication of right of way to 35-feet from centerline was required along West Markham Street. Staff stated street widening should be completed with the new development. Staff stated the new back of cub should be moved to within 2-feet of the existing power poles to provide a future center left turn lane. Staff stated the sidewalk should be placed behind the power poles. Staff stated the driveway did not meet the typical spacing requirements of Sections 30-43 and 31-210. Staff stated the driveway as indicated on the site plan created left turn conflicts with Fairbrook Drive and requested the driveway location be moved to near the west property line. Rock Region Metro comments were addressed. Staff stated the site was served by METRO on Route #5. Staff stated providing a sidewalk in front of the businesses created a safe access for pedestrians for all modes of transportation. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. 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 to staff addressing most of the technical issues associated with the request. The revised plan indicates the owners of all abutting lands, the zoning classification of this property and the abutting parcels and indicated the lots will be final platted in a single phase. The request is for approval of a replat of the Clyde McPherson Addition to the City of Little Rock to allow the creation of one (1) lot from the previously platted Lots 1 and 2 of the Clyde McPherson Subdivision and a small tract containing 0.07 acres which has not previously been platted. The developer is proposing to remove the two (2) existing buildings from the site to allow the construction of a new building. With the preliminary plat approval the applicant tis requesting a setback variance along the rear property line for a portion of the proposed new building. The property is zoned C-3, General Commercial District which typically requires a rear yard building setback of 25-feet. The rear yard setback as proposed by the applicant is seven (7) feet. According to the applicant the depth of the property does not allow for the construction of two (2) bays of parking and the drive aisle which are necessary to allow for maneuvering on the site for deliveries. CI April 7, 2016 SUBDIVISION NO.: 4 (Cont.) FILE NO.: S-369-A The original request included a variance to allow a reduction in the street right of way dedication and the street improvements. The applicant has indicated the required right of way dedication to 35-feet from center line will be provided with the redevelopment of the site. The applicant has also indicated street widening will be provided as requested by staff to include a 5-foot sidewalk with the redevelopment. The new back of curb will be placed within 2-feet of the existing power poles to provide a future center left turn lane at this location. The sidewalk will be placed behind the power poles. Staff originally had concerns with the placement of the driveway on the eastern side of the site. Staff has met with the applicant and now feels based on the traffic generated from Fairbrook Drive there will be few if any conflicting traffic movements in this area. The driveway as indicated on the plan does not meet the typical minimum spacing requirement of Sections 30-43 and 31-210. The drive should be located a minimum of 150-feet from the side property line on an arterial street classification. Staff is supportive of the applicant's proposal. The drive is being placed to allow for truck traffic maneuvering on the site which expects to have large vehicles delivering goods to the site. Staff is supportive of the request. The applicant is requesting approval of a replat for this site to allow the creation of a single lot and to allow a reduced rear yard setback for the proposed new building on the site. To staff's knowledge there are no outstanding technical issues associated with the request. Staff feels the requested replat and setback variance is appropriate. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from Sections 30-43 and 31-210 to allow the drive on West Markham Street nearer the eastern property line than typically allowed. Staff recommends approval of a variance from Section 36-301(e) to allow a reduced rear yard setback. PLANNING COMMISSION ACTION: (APRIL 7, 2016) The applicant was present. There was one person present indicating concerns. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F 67 April 7, 2016 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-369-A of the agenda staff report. Staff presented a recommendation of approval of the variance request from Sections 30-43 and 31-210 to allow the drive on West Markham Street nearer the eastern property line than typically allowed. Staff presented a recommendation of approval of a variance from Section 36-301(e) to allow a reduced rear yard setback of 5-feet. Mr. Tim Daters of White-Daters and Associates was present representing the request. He stated the request was to allow the redevelopment of the site. He stated two (2) buildings and a billboard would be removed from the site and in its place a single new building would be constructed. He stated landscaping and buffers were being placed around the perimeters to comply with the typical ordinance requirements. Mr. Rick Rogers addressed the Commission with concerns. He stated there was a platted alley located between his business and the adjacent property. He stated the alley was necessary to allow access to the rear of his building for service and maintenance. He stated his concern was if the site was redeveloped he would lose his only access to the rear of his property. He stated he was not opposed to the development but was opposed to losing his access. There was a general discussion by the Commission concerning the use of the property and if there was a platted alley. Mr. Daters stated in the property research it did not appear there was a platted alley but there was a platted utility easement. He stated the easement was 5-feet on each property for a total of 10-feet. The Commission questioned if Mr. Rogers would still be able to access his property. Mr. Daters stated there would still be access from the south to his building. Mr. Rogers stated to access the property from the south would require him to cross three (3) other properties. Mr. Daters stated there would be a 10-foot drive located behind Mr. Rogers building and this would allow access for any vehicle that would fit within the 10-foot drive lane. It was noted the utility companies would access the site as necessary by any means necessary. Mr. Rogers stated as long as he could still access his building he was not concerned with the redevelopment of the site. There was no further discussion. A motion was made to approve the request as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. A motion was made to approve the variance request from the various ordinances to allow the driveway on West Markham Street to be located nearer the property line than typically allowed. The motion carried by a vote of 8 ayes, 0 noes and 3 absent A motion was made to approve the reduced rear yard building setback to 5-feet. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. ITEM NO_: 4. NAME: Clyde McPherson Addition Replat Plat Lot 1 R LOCATION: located at 8701 West Markham Street Planning Staff Comments: S-369-A 1. Provide notification of the property owners located within 200-feet of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than March 23, 2016. The Office of Planning and Development must receive the proof of notice no later than April 1, 2016. 2. Provide the source of title of the landowner and the owner's certification on the proposed plat. 3. Provide the names of owners of property abutting the proposed plat area. 4. Provide the zoning classification of the property abutting the proposed plat area. 5. Provide the limits of the floodplain and the floodway. 6. Provide the names of recorded subdivisions abutting the plat area. 7. Provide the names of owners of all abutting lands. 8. Provide the names of all owner of any landlocked parcels within or abutting the plat area. 9. Provide the proposed phasing plan. 10. Provide a draft bill of assurance for the proposed subdivision. 11. Provide information concern any existing covenants and the proposed covenants on the land. Variance/Waivers: Section 36-301(e) to allow a reduced rear yard setback Right of way — Street widening Public Works Conditions: 1. West Markham Street is classified on the Master Street Plan as a minor arterial. With special design standards. A dedication of right-of-way 35 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5-foot sidewalks with the planned development. The new back of curb should be moved within 2-feet of the existing power poles to provide a future center left turn lane. The sidewalk should be placed behind the power poles. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 4. Stormwater detention will not apply to the proposed development. 5. Driveway locations and widths do not meet the traffic access and circulation ITEM NO.: 4. S-369-A requirements of Sections 30-43 and 31-210. The proposed driveway location creates left turn conflicts with Fairbrook Drive. The driveway should be moved near the west property line. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this site. Sewer main is located across West Markham Street. Verify sewer service for the new construction proposed. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. However, there is a power line containing both distribution and transmission facilities along the front of this property along West Markham Street. If the road is widened at this location then the existing two (2) poles at this site will end up in the middle of the sidewalk as exists in other locations along West Markham Street. It is unlikely that these poles will be able to be relocated as this is a main artery for transmission and distribution in this vicinity. The poles consequently will be a few feet closer to the traveled roadway. This is not unusual, but just a caution of the circumstances which will exist after the work is done. Contact Entergy in advance regarding future service requirements to the development if the electrical needs change Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comment. Parks and Recreation: No comment received. Count Planning: No comment. Rock Region Metro: Location is served by METRO on route 5. Provide sidewalks along West Markham St. Create a pedestrian path to the front on the business for access to other modes of transportation such as transit, bicycling and walking. Building Code: No comment. Planning Division: No comment. Landscape: No comment. ITEM NO.: 4, S-369-A 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, March 23, 2016.