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HomeMy WebLinkAboutS-1528-A Staff AnalysisITEM NO.: 4. NAME: Kroger Fuel Center Subdivision Site Plan Review LOCATION: located at 8415 West Markham Street S-1528-A Planning 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. The notice must be mailed no later than September 12, 2007. The Office of Planning and Development must receive the proof of notice no later than September 21, 2007. 2. Provide details of the proposed signage located on the canopy (height/area). Is signage proposed on all four sides of the canopy? 3. Is any additional ground mounted signage or modifications to the existing signage proposed? If so provide the proposed the location of the new signage or the modification proposed to the existing signage. 4. Will there be any display areas located on the site for placement of automobile supplies and/or for drinks, candy, ice etc? Indicate the location on the site plan. 5. Provide the total height of the proposed canopy. 6. Provide the hours of operation of the proposed fuel facility. 7. All site lighting must be low level and directed downward and into the site. 8. Provide the total square footage of the grocery store exclusive of the storage area. Parking is calculated on the square footage of floor area exclusive of storage area at four spaces plus one for each three hundred square feet of gross floor area. Variance/Waivers: None requested. Public Works Conditions: 1. New curb and gutter and additional pavement should be installed across the frontage of the property to the front of the existing power poles and tie into the new curb and gutter recently installed by the City near Rodney Parham Road. 2. The back of the 5 foot sidewalk should be installed at the right-of-way line. 3. Remove existing striping and install new striping to allow for 5 - 11foot traffic lanes. 4. All private improvements in the right-of-way must be franchised. 5. 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. Due to the arterial -arterial intersection at Markham Street and Rodney Parham, an additional 10 feet of right-of-way measured from the centerline of the right-of-way should be dedicated for the right turn lane. The additional right-of-way shall be 250 feet in length measured from the intersecting right-of-way. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Item # 4. Engineering at (501) 379-1805 (Travis Herbner). 7. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 8. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379- 1805 (Travis Herbner) for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer available to the property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Contact Central Arkansas Water regarding the size and location of the water meter. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Place fire hydrants per code. 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. Planning Division: No comment. Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The painted traffic islands need to be changed to planter islands, by doing so, the site will meet the perimeter landscape requirement while also helping with traffic circulation. 3. The street buffer requirement is an average thirty-six foot (36) wide and in no case less than half, or eighteen foot (18) wide. Currently, the site plan is not meeting this minimum requirement. After right-of-way dedication the area is not averaging the thirty-six foot. The minimum landscape perimeter requirement of nine foot (9) wide is not being met around the sites entirety. It will be necessary to provide landscape Item # 4 upgrade towards compliance with the ordinances based on the percentage of building expansion. 4. A small amount of building landscaping will be required in conjunction with this development. 5. All fencing, landscaping, striping, etc. must be in good condition or be repaired/replaced in conjunction with this development. 6. An automatic irrigation system to water landscaped areas will be required. 7. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on the 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, September 12, 2007. Item # 4. September 27, 2007 ITEM NO.: 4 FILE NO.: 5-1528-A NAME: Kroger Fuel Center Subdivision Site Plan Review LOCATION: Located at 8415 West Markham Street DEVELOPER: Kroger Limited Partnership I Steve Sheridan 800 Rodgelake Boulevard Memphis, TN 38120 FNr1INFFR- Pickering, Inc Cara Martin 6775 Lenox Center Court, Suite 300 Memphis, TN 38115 AREA: 4.01 acres CURRENT ZONING PLANNING DISTRICT CENSUS TRACT: NUMBER OF LOTS: 1 C-3, General Commercial District 3 — West Little Rock 21.01 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: FT. NEW STREET: 0 LF The Kroger Limited Partnership I, is requesting a subdivision site plan review to allow the placement of a fueling center within the parking lot of the existing Kroger Grocery located at 8415 West Markham Street. The fuel center is proposed with four pump islands and a kiosk containing 112 square feet. The existing Kroger store contains 54,963 square feet of gross floor area. Presently there are 197 parking spaces located on the site. With the placement of the fuel center 46 parking spaces will be removed resulting in a total of 151 parking spaces to serve the grocery and fueling center. September 27, 2007 SUBDIVISION ITEM NO.: 4 (Cont. C The canopy is proposed with a maximum proposed with a maximum sign area per lettering is proposed with 3-feet 6-inches b to replace the existing sign with a new proposed with a maximum height of fifteen feet three inches. The sign will contain information for the fuel. y height of 22-feet. The signage is canopy of 45.5 square feet. The 13-feet. The applicant is proposing monument style sign. The sign is feet and a maximum width of eleven the store name along with pricing The fueling center will maintain outdoor display items typical of a fueling center such as automobile related products, soft drinks, ice and snacks. EXISTING CONDITIONS: The site contains a number of uses including a restaurant and the Kroger store. On an out -parcel of this site there is a drive -through restaurant. To the north, east and west there a number of commercial businesses and office uses fronting West Markham Street and Rodney Parham Road. South of the Kroger store is a single-family subdivision and to the north of the site across West Markham Street are single-family homes and office uses. 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 proposed site along with the Sunny Meade Neighborhood Association and the Penbrook/Clover Hill Property Owners Association were notified of the Public Hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. New curb and gutter and additional pavement should be installed across the frontage of the property to the front of the existing power poles and tie into the new curb and gutter recently installed by the City near Rodney Parham Road. 2. The back of the 5 foot sidewalk should be installed at the right-of-way line. 3. Remove existing striping and install new striping to allow for five — 11 foot traffic lanes. 4. All private improvements in the right-of-way must be franchised. 5. 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. Due to the arterial -arterial intersection at Markham Street and Rodney Parham, an additional 10 feet of right-of-way measured from the centerline of the right-of-way should be dedicated for the right turn lane. The additional right-of-way shall be 250 feet in length measured from the intersecting right-of-way. 2 September 27, 2007 SUBDIVISION TEM NO.: 4 f Cont. E F FILE NO.: S-1528-A 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 7. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 8. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Contact Central Arkansas Water regarding the size and location of the water meter. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Place fire hydrants per code. 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, ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 3 September 27, 2007 SUBDIVISION ITEM NO.: 4 Cont.) FILE NO.: S-1528-A 2. The painted traffic islands need to be changed to planter islands, by doing so, the site will meet the perimeter landscape requirement while also helping with traffic circulation. 3. The street buffer requirement is an average thirty-six foot (36) wide and in no case less than half, or eighteen foot (18) wide. Currently, the site plan is not meeting this minimum requirement. After right-of-way dedication the area is not averaging the thirty-six foot. The minimum landscape perimeter requirement of nine foot (9) wide is not being met around the sites entirety. It will be necessary to provide landscape upgrade towards compliance with the ordinances based on the percentage of building expansion. 4. A small amount of building landscaping will be required in conjunction with this development. 5. All fencing, landscaping, striping, etc. must be in good condition or be repaired/replaced in conjunction with this development. 6. An automatic irrigation system to water landscaped areas will be required. 7. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on the site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (September 6, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff questioned if signage was proposed for all sides of the canopy and requested the applicant provide the location for the proposed signage. Staff also questioned if there would be areas of outdoor display of product around the fuel center. Staff stated lighting must be low level and directional, directed downward and into the site. Staff also requested the hours of operation of the fuel center. Public Works comments were addressed. Staff stated new curb, gutter and sidewalk should be installed across the frontage of the property to the front of the existing power poles and tie into the new curb and gutter recently installed by the City near Rodney Parham Road. Staff also stated the striping should be removed to allow for five 11-foot lanes. Landscaping comment were addressed. Staff stated an upgrade would be required in association with the building permit. Staff suggested the painted 0 September 27, 2007 SUBDIVISION ITEM NO.: 4 (Cont. FILE NO.: S-1528-A traffic islands be changed to planter islands to assist in meeting the upgrade requirement. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the September 6, 2007, Subdivision Committee meeting. The applicant has indicated signage, areas of outdoor display and included a note concerning the site lighting. The applicant has also provided the hours of operation for the fuel center. The applicant has indicated the area is not available for the placement of five lanes as requested by Public Works staff and will work with staff to install the street improvements. The hours of operation for the fuel center are proposed from 6:00 am to 11:00 pm seven days per week. The site will utilize the dumpster facilities presently located on the site. The canopy is proposed with a maximum height of 22-feet. The signage is proposed with a maximum sign area per canopy of 45.5 square feet. The lettering is proposed with 3-feet 6-inches by 13-feet. The applicant has not sought a variance to allow signage on the fuel canopy to face into the parking lot area. The signage for the fuel canopy will only be allowed on the street side, facing West Markham Street. The applicant is proposing to replace the existing sign with a new monument style sign. The sign is proposed with a maximum height of fifteen feet and a maximum width of eleven feet three inches. The sign will contain the store name along with pricing information for the fuel center. The fuel center is proposed with four pump islands and a kiosk containing 112 square feet. The fueling center will maintain outdoor display items typical of a fueling center such as automobile related products, soft drinks, ice and snacks. The location of these products will not impede the flow of traffic around and through the site. The existing Kroger store contains 54,963 square feet of gross floor area. The applicant has indicated an 80/20 split of retail and warehousing. Based on the typical parking required for a grocery store a total of 150 parking spaces would be required. Presently there are 197 parking spaces located on the site. With the placement of the fuel center 46 parking spaces will be removed resulting in a 5 September 27, 2007 SUBDIVISION ITEM NO.: 4 (Cont. FILE NO.: S-1528-A total of 151 parking spaces to serve the grocery and fueling center. Based on parking typically required to serve a food store, supermarket or convenience -type grocery store, the parking is adequate to serve the development. The site plan has been revised to allow the painted traffic islands nearest the fueling center to be planter islands. By allowing this change the site comes nearer meeting the perimeter landscape requirement while also assisting with traffic circulation. The street buffer requirement for the site is an average thirty-six foot (36) wide and should in no case be less than half, or eighteen foot (18) wide. The site plan indicates the placement of a nine foot landscape strip along West Markham Street as typically required by minimum ordinance standards. Also the ordinance would typically require a minimum landscape perimeter planting of nine feet (9) around the site's entirety which is not being met. The proposal is the redevelopment of an existing site. The applicant has indicated with the placement of the nine foot landscape strip within the front yard area and the placement of landscaped islands within the parking lot these upgrades allow the site to come more in compliance with the typical ordinance requirements, based on the percentage of building expansion proposed. Staff is supportive of the request. The applicant is seeking approval of a subdivision site plan review to allow the placement of additional buildings on the site to serve as a fueling center. The site plan as proposed meets the typical setback for C-3, General Commercial District zoned property and the site plan has been designed to allow for proper circulation within the site. The landscaping as proposed allows for an upgrade to an existing site which has little to no landscaping. To staff's knowledge there are no remaining technical issues associated with the request remaining outstanding. Staff does not feel the placement of the fuel center as proposed will have a significant impact on the site. STAFF RECOMMENDATIONS: 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 landscaping as proposed by the applicant allowing the site to come more into compliance with the existing ordinance standards. Ce September 27, 2007 SUBDIVISION TEM NO.: 4 [Cont. PLANNING COMMISSION ACTION: FILE NO.: S-1528-A (SEPTEMBER 27, 2007) The applicant was present. There were registered objectors present. Staff presented the item with a recommends of 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 presented a recommendation of approval of the landscaping as proposed by the applicant allowing the site to come more into compliance with the existing ordinance standards. Mr. Steve Sheridan addressed the Commission as a representative of Kroger. He stated Kroger had worked with City staff and the adjoining property owners to produce a plan which would compliment the site and allow for access and circulation. He stated based on the current site plan Kroger would be adding additional landscaping to a site which contained no landscaping thus adding value to the site. Ms. Mollie Irving addressed the Commission in opposition of the request. She provided the Commission with photo's of the area indicating traffic concerns, stacking concerns and safety concerns. She stated a number of the shoppers at the Kroger store were elderly and she felt the placement of the additional activity on the site would generate traffic safety concerns for the shoppers. She stated the site was not like the Kroger sites on Shackleford or Asher which were conducive to the placement of pumps within the front yard area. She stated based on traffic it was difficult to exit the site and make a left turn and right turns were also difficult unless someone let you out. She stated the drives along West Markham Street were located so close together a number of customers of Kroger mistakenly turned into the adjoining parking lot for the liquor store and were forced to reenter West Markham to enter the Kroger drive. She stated with the addition of the gas pumps this would potentially increase crime in the area. She stated during holiday season the parking lot was full and could not afford to lose any spaces for the placement of the fuel center. She stated the lives of the area residents and the shoppers was worth more than Kroger being able to sell gas and make a few bucks. Mr. Robert Clay addressed Commission in opposition of the request. He stated he had lived in the neighborhood for a number of years and was a frequent shopper of Kroger. He stated he first because aware of the issue on the day Ms. Irving was taking the pictures presented to the Commission. He questioned her and she told him of the proposal. He stated he did not support the placement of the fuel pumps in the parking lot. He stated the site was congested and felt the addition of the pumps would only increase the congesting. Mr. Oley Rooker addressed the Commission in opposition. He stated he did not live in the neighborhood but his mother did and she was a shopper of the Kroger store. He stated a number of the patrons of the store were elderly and did not need the addition of the pumps within the parking lot area. He stated the site was not like the Asher location 7 September 27, 2007 SUBDIVISION ITEM NO_: 4 (Cont. FILE NO.: S-1528-A which did allow a drive island and a traffic light to exit the site. He requested the Commission deny the request. Mr. Sheridan stated -a great deal of time was spent developing the site plan for the fueling center. He stated safety of the customers was a concern of Kroger. He stated with the addition of the landscape islands traffic flow on the site would be improved. He stated West Markham would be widened with the proposed development to facilitate traffic in the area. The Commission questioned if the drives on the Kroger site would be increased. Mr. Sheridan stated he was not willing to commit to the widening without reviewing the survey to determine the location of the existing power poles. He stated if the drives could be widened without a great expense he would be willing to increase the drive from the present 30-feet to 36-feet. Commissioner Allen questioned if the developer had met with the neighborhood. Mr. Sheridan stated he was not aware of the concerns of the neighborhood until today. Commissioner Allen questioned Mr. Sheridan if he was willing to accept a deferral of the item to allow time to meet with the neighborhood to see if any of the issue raised could be resolved. Mr. Sheridan stated he was willing to accept a deferral of the item to allow him to meet with the neighborhood association. There was no further discussion of the item. The chair entertained a motion to defer the item to the November 8, 2007, public hearing. The motion carried by a vote of 8 ayes, 1 no, 2 absent and 1 open position. E:3 January 3, 2008 ITEM NO.: A NAME: Kroger Fuel Center Subdivision Site Plan Review LOCATION: Located at 8415 West Markham Street DEVELOPER: Kroger Limited Partnership Steve Sheridan 800 Rodgelake Boulevard Memphis, TN 38120 FNr,INFFR- Pickering, Inc Cara Martin 6775 Lenox Center Court, Suite 300 Memphis, TN 38115 FILE NO.: S-1528-A AREA: 4.01 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 3 — West Little Rock CENSUS TRACT: 21.01 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The Kroger Limited Partnership I, is requesting a subdivision site plan review to allow the placement of a fueling center within the parking lot of the existing Kroger Grocery located at 8415 West Markham Street. The fuel center is proposed with four pump islands and a kiosk containing 112 square feet. The existing Kroger store contains 54,963 square feet of gross floor area. Presently there are 197 parking spaces located on the site. With the placement of the fuel center 46 parking spaces will be removed resulting in a total of 151 parking spaces to serve the grocery and fueling center. January 3, 2008 SUBDIVISION ITEM NO.: A Cont. FILE NO.: S-1528-A The canopy is proposed with a maximum height of 22-feet. The signage is proposed with a maximum sign area per canopy of 45.5 square feet. The lettering is proposed with 3-feet 6-inches by 13-feet. The applicant is proposing to replace the existing sign with a new monument style sign. The sign is proposed with a maximum height of fifteen feet and a maximum width of eleven feet three inches. The sign will contain the store name along with pricing information for the fuel. The fueling center will maintain outdoor display items typical of a fueling center such as automobile related products, soft drinks, ice and snacks. B. EXISTING CONDITIONS: The site contains a number of uses including a restaurant and the Kroger store. On an out -parcel of this site there is a drive -through restaurant. To the north, east and west there a number of commercial businesses and office uses fronting West Markham Street and Rodney Parham Road. South of the Kroger store is a single-family subdivision and to the north of the site across West Markham Street are single-family homes and office uses. 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 proposed site along with the Sunny Meade Neighborhood Association and the Penbrook/Clover Hill Property Owners Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. New curb and gutter and additional pavement should be installed across the frontage of the property to the front of the existing power poles and tie into the new curb and gutter recently installed by the City near Rodney Parham Road. 2. The back of the 5 foot sidewalk should be installed at the right-of-way line. 3. Remove existing striping and install new striping to allow for five — 11 foot traffic lanes. 4. All private improvements in the right-of-way must be franchised. 5. 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. Due to the arterial -arterial intersection at Markham Street and Rodney Parham, an additional 10 feet of right-of-way measured from the centerline of the right-of-way should be dedicated for the right turn lane. The additional right-of-way shall be 250 feet in length measured from the intersecting right-of-way. ON, January 3, 2008 SUBDIVISION ITEM NO.: A (Cont. FILE NO.: S-1528-A 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 7. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 8. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Contact Central Arkansas Water regarding the size and location of the water meter. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Place fire hydrants per code. 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. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 3 January 3, 2008 SUBDIVISION ITEM NO.: A (Cont. FILE NO.: S-1528-A 2. The painted traffic islands need to be changed to planter islands, by doing so, the site will meet the perimeter landscape requirement while also helping with traffic circulation. 3. The street buffer requirement is an average thirty-six foot (36) wide and in no case less than half, or eighteen foot (18) wide. Currently, the site plan is not meeting this minimum requirement. After right-of-way dedication the area is not averaging the thirty-six foot. The minimum landscape perimeter requirement of nine foot (9) wide is not being met around the sites entirety. It will be necessary to provide landscape upgrade towards compliance with the ordinances based on the percentage of building expansion. 4. A small amount of building landscaping will be required in conjunction with this development. 5. All fencing, landscaping, striping, etc. must be in good condition or be repaired/replaced in conjunction with this development. 6. An automatic irrigation system to water landscaped areas will be required. 7. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on the site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (September 6, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff questioned if signage was proposed for all sides of the canopy and requested the applicant provide the location for the proposed signage. Staff also questioned if there would be areas of outdoor display of product around the fuel center. Staff stated lighting must be low level and directional, directed downward and into the site. Staff also requested the hours of operation of the fuel center. Public Works comments were addressed. Staff stated new curb, gutter and sidewalk should be installed across the frontage of the property to the front of the existing power poles and tie into the new curb and gutter recently installed by the City near Rodney Parham Road. Staff also stated the striping should be removed to allow for five 11-foot lanes. Landscaping comment were addressed. Staff stated an upgrade would be required in association with the building permit. Staff suggested the painted 12 January 3, 2008 SUBDIVISION ITEM NO.: A (Cont.) _ _ FILE NO.: 5-1528-A traffic islands be changed to planter islands to assist in meeting the upgrade requirement. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the September 6, 2007, Subdivision Committee meeting. The applicant has indicated signage, areas of outdoor display and included a note concerning the site lighting. The applicant has also provided the hours of operation for the fuel center. The applicant has indicated the area is not available for the placement of five lanes as requested by Public Works staff and will work with staff to install the street improvements. The hours of operation for the fuel center are proposed from 6:00 am to 11:00 pm seven days per week. The site will utilize the dumpster facilities presently located on the site. The canopy is proposed with a maximum height of 22-feet. The signage is proposed with a maximum sign area per canopy of 45.5 square feet. The lettering is proposed with 3-feet 6-inches by 13-feet. The applicant has not sought a variance to allow signage on the fuel canopy to face into the parking lot area. The signage for the fuel canopy will only be allowed on the street side, facing West Markham Street. The applicant is proposing to replace the existing sign with a new monument style sign. The sign is proposed with a maximum height of fifteen feet and a maximum width of eleven feet three inches. The sign will contain the store name along with pricing information for the fuel center. The fuel center is proposed with four pump islands and a kiosk containing 112 square feet. The fueling center will maintain outdoor display items typical of a fueling center such as automobile related products, soft drinks, ice and snacks. The location of these products will not impede the flow of traffic around and through the site. The existing Kroger store contains 54,963 square feet of gross floor area. The applicant has indicated an 80/20 split of retail and warehousing. Based on the typical parking required for a grocery store a total of 150 parking spaces would be required. Presently there are 197 parking spaces located on the site. With the placement of the fuel center 46 parking spaces will be removed resulting in a 5 January 3, 2008 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1528-A total of 151 parking spaces to serve the grocery and fueling center. Based on parking typically required to serve a food store, supermarket or convenience -type grocery store, the parking is adequate to serve the development. The site plan has been revised to allow the painted traffic islands nearest the fueling center to be planter islands. By allowing this change the site comes nearer meeting the perimeter landscape requirement while also assisting with traffic circulation. The street buffer requirement for the site is an average thirty-six foot (36) wide and should in no case be less than half, or eighteen foot (18) wide. The site plan indicates the placement of a nine foot landscape strip along West Markham Street as typically required by minimum ordinance standards. Also the ordinance would typically require a minimum landscape perimeter planting of nine feet (9) around the site's entirety which is not being met. The proposal is the redevelopment of an existing site. The applicant has indicated with the placement of the nine foot landscape strip within the front yard area and the placement of landscaped islands within the parking lot these upgrades allow the site to come more in compliance with the typical ordinance requirements, based on the percentage of building expansion proposed. Staff is supportive of the request. The applicant is seeking approval of a subdivision site plan review to allow the placement of additional buildings on the site to serve as a fueling center. The site plan as proposed meets the typical setback for C-3, General Commercial District zoned property and the site plan has been designed to allow for proper circulation within the site. The landscaping as proposed allows for an upgrade to an existing site which has little to no landscaping. To staffs knowledge there are no remaining technical issues associated with the request remaining outstanding. Staff does not feel the placement of the fuel center as proposed will have a significant impact on the site. STAFF RECOMMENDATIONS: 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 landscaping as proposed by the applicant allowing the site to come more into compliance with the existing ordinance standards. Con January 3, 2008 SUBDIVISIO ITEM NO.: A FILE NO.: S-1528-A PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were registered objectors present. Staff presented the item with a recommends of 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 presented a recommendation of approval of the landscaping as proposed by the applicant allowing the site to come more into compliance with the existing ordinance standards. Mr. Steve Sheridan addressed the Commission as a representative of Kroger. He stated Kroger had worked with City staff and the adjoining property owners to produce a plan which would compliment the site and allow for access and circulation. He stated based on the current site plan Kroger would be adding additional landscaping to a site which contained no landscaping thus adding value to the site. Ms. Mollie Irving addressed the Commission in opposition of the request. She provided the Commission with photo's of the area indicating traffic concerns, stacking concerns and safety concerns. She stated a number of the shoppers at the Kroger store were elderly and she felt the placement of the additional activity on the site would generate traffic safety concerns for the shoppers. She stated the site was not like the Kroger sites on Shackleford or Asher which were conducive to the placement of pumps within the front yard area. She stated based on traffic it was difficult to exit the site and make a left turn and right turns were also difficult unless someone let you out. She stated the drives along West Markham Street were located so close together a number of customers of Kroger mistakenly turned into the adjoining parking lot for the liquor store and were forced to reenter West Markham to enter the Kroger drive. She stated with the addition of the gas pumps this would potentially increase crime in the area. She stated during holiday season the parking lot was full and could not afford to lose any spaces for the placement of the fuel center. She stated the lives of the area residents and the shoppers was worth more than Kroger being able to sell gas and make a few bucks. Mr. Robert Clay addressed Commission in opposition of the request. He stated he had lived in the neighborhood for a number of years and was a frequent shopper of Kroger. He stated he first because aware of the issue on the day Ms. Irving was taking the pictures presented to the Commission. He questioned her and she told him of the proposal. He stated he did not support the placement of the fuel pumps in the parking lot. He stated the site was congested and felt the addition of the pumps would only increase the congesting. Mr. Oley Rooker addressed the Commission in opposition. He stated he did not live in the neighborhood but his mother did and she was a shopper of the Kroger store. He stated a number of the patrons of the store were elderly and did not need the addition of the pumps within the parking lot area. He stated the site was not like the Asher location 7 January 3, 2008 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1528-A which did allow a drive island and a traffic light to exit the site. He requested the Commission deny the request. Mr. Sheridan stated a great deal of time was spent developing the site plan for the fueling center. He stated safety of the customers was a concern of Kroger. He stated with the addition of the landscape islands traffic flow on the site would be improved. He stated West Markham would be widened with the proposed development to facilitate traffic in the area. The Commission questioned if the drives on the Kroger site would be increased. Mr. Sheridan stated he was not willing to commit to the widening without reviewing the survey to determine the location of the existing power poles. He stated if the drives could be widened without a great expense he would be willing to increase the drive from the present 30-feet to 36-feet. Commissioner Allen questioned if the developer had met with the neighborhood. Mr. Sheridan stated he was not aware of the concerns of the neighborhood until today. Commissioner Allen questioned Mr. Sheridan if he was willing to accept a deferral of the item to allow time to meet with the neighborhood to see if any of the issue raised could be resolved. Mr. Sheridan stated he was willing to accept a deferral of the item to allow him to meet with the neighborhood association. There was no further discussion of the item. The chair entertained a motion to defer the item to the November 8, 2007, public hearing. The motion carried by a vote of 8 ayes, 1 no, 2 absent and 1 open position. STAFF UPDATE: (NOVEMBER 8, 2007) There has been no change to this application request since the previous public hearing. Staff continues to support the site plan review for the placement of the fuel center within the parking lot area along West Markham Street as proposed by the applicant. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had requested a deferral of the item to the January 3, 2008, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 0 January 3, 2008 SUBDIVISION ITEM NO.- A (Coat.) FILE NO.: S-1528-A STAFF UPDATE: (JANUARY 3, 2008) There has been no change to this application request since the previous public hearing. Staff continues to support the request. PLANNING COMMISSION ACTION: (JANUARY 3, 2008) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of approval. Staff stated the item had previously been deferred to allow the developer and the neighborhood to meet. Staff stated the meeting had occurred and the neighborhood was still opposed to the development. Mr. Steve Sheridan addressed the Commission as a representative of Kroger. He stated the meeting with the neighborhood had been held and various items were discussed. He stated the fuel center was designed with the aid of staff to provide proper access and circulation within the site. He stated the addition of the fuel center would provide a benefit to Kroger but also to the customers of Kroger. He stated the addition of fuel would benefit the customers by providing an additional service. Ms. Molly Irvin addressed the Commission in opposition. She presented the Commission with photos of the shopping center parking lot on the day before Thanksgiving, the day before Christmas and on a normal shopping day. She stated the existing drive was not adequate to allow for proper turning. She stated the drive allowed for one-way in and one-way out. She stated the site was different than the Shackleford and Colonel Glenn locations since the site did not have access to a traffic light. She stated the development could not utilize the parking from Red Lobster since this parking lot was also always very crowded. Ms. Irving stated she had police reports for the area and the incidents of crime in the area were extremely high. She stated the addition of a fuel center would only increase crime in the area. She stated the area was too congested and the fuel center would only add to this congestion. Commissioner Adcock questioned Ms. Irving as to the number of fuel centers in the area. Ms. Irving stated a station was located on the corner of West Markham and John Barrow Road. She stated in the past the corner held three stations with the last station being removed and the Burger King being constructed. Mr. Robert Clay, Jr. addressed the Commission. He stated he had attended the previous meeting and addressed the Commission with concerns. He stated he had viewed accidents at the site. He stated safety was his primary concern. He stated the location was not a typical Kroger store. He stated the site did not contain enough parking to serve the present needs and to remove any parking spaces and add congestion to the site was not in the best interest of the shoppers and neighborhood. He requested the Commission protect the safety and tranquility of the area residents. 01 January 3, 2008 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1528-A Ms. Ruth Turner addressed the Commission in opposition. She stated she had lived in the area 38 years and shopped at the Kroger store. She stated she had been a victim of crime, a victim of an accident and a victim of panhandling at the store. She stated she did use Kroger for fuel at the Shackleford location and appreciated the price break given to customers. She stated there was no need for fuel at the West Markham location since the Shackleford location was so near. She stated with the current access and congestion of the site the site did not need to add a fuel center. She requested the Commission deny the request. Commissioner Laha questioned Ms. Turner as to the nature of the accident. She stated a customer backed into her automobile. She stated the accident was due to congestion. Ms. Ruth Bell addressed the Commission with concerns. She stated she was representing the League of Women Voters of Pulaski County and there were concerns with the development as proposed. She stated the bottom line was the site was a tight site, there were a number of curb cuts along West Markham Street in the area and the intersection of Rodney Parham Road and West Markham Street was a very busy intersection. She stated a right turn from the western drive was near impossible. She stated the area was very congested. She stated the addition of a fuel center would only add to the congestion of the area. There was a general discussion of the Commissioners and staff concerning the drive location and the potential for the addition of a traffic signal at the drive. Staff stated the intersection was a very busy intersection with the number of cars approaching 20,000 to 23,000 vehicles per day. Staff stated the drive was located to near the existing light for the addition of a light at the western drive. Staff stated the intersection was studied by State Farm Insurance Company to improve safety and a number of the recommendations from the study were recently implemented thru the bond project monies. Staff stated they were unsure of the level of service of the intersection but the service was poor. Staff stated no detailed traffic study had been prepared and they were unsure of the number of additional customers the fuel center would attract. Staff stated with the development Kroger would add width to the existing lanes which were presented constructed substandard. Staff noted a full lane could not be added due to the location of the existing utility poles. The Commission questioned the width of the proposed drive and the width necessary to allow for two lanes out and one lane in. Staff stated to allow this configuration the drive should be 36-feet in width. Staff noted the site plan indicated the drive width of 30-feet which was not adequate to allow two exit lanes and one entrance. Staff stated with the new development the curb radius of the parking lot would be improved to allow for a more smooth transition from the street to the parking area. Staff stated the eastern drive was modified with the reconstruction of the intersection of West Markham and Rodney Parham Roads. The Commission asked Mr. Sheridan if he was willing to 10 January 3, 2008 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1528-A amend his application to increase the drive width. He requested the Commission amend his application to increase the western drive to 36-feet and allow two exit lanes and one entrance. The Commission questioned if the loss of parking for basket collection concerned staff. Staff stated the site plan indicated 151 parking spaces and they did not feel the loss of a few spaces for basket collection would significantly impact the site. The Commission questioned Mr. Sheridan if the store was planning an expansion. He stated there was no where to go. He stated the store was planning a renovation in 2008 of approximately $4 million dollars. He stated an expansion of this store was an option. The Commission questioned Ms. Molly if any of the item presented changed her mind. She stated she was still opposed. The Chair entertained a motion for approval of the item as amended to include two lanes out and one lane in along the western driveway. The motion failed by a vote of 2 ayes, 8 noes and 1 absent. 11