HomeMy WebLinkAboutS-0624 Staff AnalysisOctober 31, 1989
SUBDIVISION
- -4
ITEM NO.: 1 FILE NO.: S-.a2
NAME: McDonald's Addition
LOCATION: Northwest corner of Roosevelt Rd. and Johnson St_
DEVELOPER: ENGINEER:
McDonald's Corporation Development Consultants
11880 College Blvd. 2024 Arkansas Valley, Suite 306
Overland Park, KS 66210 Little Rock, AR 72212-4142
913-469-4200 501-221-7880
AREA: 4.34 acres NO. OF LOTS: 2 FT. NEW STREET: 0
ZONING: "C-3" PROPOSED USES: General commercial
PLANNING DISTRICT: 9
CENSUS TRACT: 12
VARIANCES REQUESTED:
1. Reduction of dedication requirement for Roosevelt Road
right-of-way; reduction of improvements width for
Roosevelt Road.
2. Waive construction of streets on Lot 2 frontage until
building permit is requested.
STATEMENT OF PROPOSAL:
The tract in this application is one of the many of
Roosevelt Road remaining vacant. The project consists of
the construction of McDonald's, a fast food restaurant, on
the southeast corner and demolishing and removing the rest
of the existing Alamo Plaza Motel buildings.
In order to avoid additional cost, the developer has asked
for two waivers concerning the timing of street improvements
along Roosevelt Road, Johnson Street and Brown Street
frontages of Lot 2 until a building permit application is
made. McDonald's Corporation will construct the required
improvements along the Lot 1 frontages of Roosevelt Road and
Johnson Street.
1
October 31, 1989
SUBD I V.I. S I ON
Item No. 1 (Continued)
The second waiver would be the reduction of right-of-way
requirements on Roosevelt Road to 70 feet because of the
existing urban conditions. (For information: the required
standard right-of-way is 110 feet, or 55 feet from the
center line for a principal arterial. The applicant
proposes 70 feet, or 35 feet from the center line.) The
required improvements would also be reduced by this waiver
from 66 feet total width to 45 feet total width.
A. PROPOSAL/REQUEST:
This application is a combination of preliminary/final
plat for McDonald's Addition. The proposal consists of
building a McDonald's fast food restaurant on the
southeast corner lot, and demolishing and removing all
existing Alamo Plaza Motel buildings.
B. EXISTING CONDITIONS:
The property has been vacant for a number of years.
There are several Alamo Plaza Motel buildings and
single family dwellings. All buildings are made of
solid brick with asphalt parking around them. The
existing sidewalks along Roosevelt Road have been
damaged.
C. ENGINEERING COMMENTS:
?. The right-of-way shown on the submitted plat is
sufficient, although the applicant will need to
request a reduction of the Master Street Plan
required right-of-way for Roosevelt Road (55 ft.
from center line).
2. Deferral of improvements on Lot 2 until building
permit application is supported, but the
improvements should be specified on the plat:
- Roosevelt Rd. - 1/2 of 45 ft. curb and gutter
street
- Johnson Street - 1/2 of 36 ft. curb and
gutter street
- West 27th Street - 1/2 of 27 ft. curb and
gutter street
2
October 31, 1989
SUBDIVISION
Item No. 1 (Continued)
- Brown Street - improvements presently in
place (except sidewalks)
- Sidewalks with handicap ramps on Roosevelt,
Johnson and Brown Streets
3. Conform to detention and excavation ordinances.
D. ISSUES/LEGAL/TECHNICAL/DESIGN:
There are several issues concerning street improvements
and sidewalks. The developer proposes the street
improvements only along Lot 1 frontages of Roosevelt
Road and Johnson Street. Development of street
improvements along Lot 2 may have to occur if variances
are not approved.
The remaining legal issue deals with the maintenance of
Lot 2 after demolishing existing buildings.
Maintenance of these is typically provided within the
Bill of Assurance.
E. ANALYSIS:
The Planning and Engineering staff review of this
preliminary/final plat reveals that the plat is in a
proper design, given the circumstances and location of
the property.
This is the first property on Roosevelt Road which is
redeveloping and possibly changing the atmosphere along
a vacant strip of buildings on this road. Our only
concern that needs to be mentioned is the potential
removal of good brick structures. Some thought needs
to be given to the cost of remodeling of vacant motels
versus demolishing them.
F. STAFF RECOMMENDATION:
Staff recommends\approval of this plat subject to:
1. The Engineering comments making the formal request
for the variances with street improvements along
Lot 2 frontage as specified on the final plat.
2. Conformance to Detention and Excavation Ordinances
after demolition of all existing buildings.
3
October 31, 1989
SUBDIVISION
Item No. 1 Cont.inued
SUBDIVISION COMMITTEE COMMENTS:
(October 19, 1989)
Mr. Robert Brown, representing the application, was present.
He also described the preliminary/final plat and various
elements of the proposal. He indicated that this site will
be cleaned up and all buildings removed except the
foundations. He also pointed out that Lot 2 would have some
landscape improvements done after demolishing all existing
buildings.
A general discussion followed during which Mr. Brown as the
Engineering staff to clarify comments about right-of-way
along 27th Street. Engineer Jerry Gardner explained that
improvements need to be considered in the future to fulfill
the Master Street Plan requirements.
Another concern the applicant had was if he has to include
maintenance of Lot 2 in the Bill of Assurance. The Planning
staff stated that it has been done in the past to prevent
City involvement in routine maintenance. Mr. Brown and
McDonald's real estate representative assured the
Subdivision Committee that Lot 2 will be monitored by
McDonald's until sold to another developer. The Planning
staff suggested the applicant submit a letter explaining the
above issue.
There being no further discussion on the matter, this item
was forwarded to the Commission for final resolution.
P11 LANNING COMMISSION ACTION:
......................._...........__.................................._..............................................
(October 31, 1989)
The applicant was present. The Planning staff reported that
this item was appropriate for placement on the consent
agenda for approval. There were only two items remaining to
be resolved, those being two variances requiring Board of
Directors' approval.
After a brief discussion, the Commission determined it
appropriate to place this item on the consent agenda for
approval. A motion was made to approve the preliminary/
final plat and variances by a vote of 7 ayes, 0 noes,
2 absent, 1 abstention (Bill Rector), 1 open position.
4