Loading...
HomeMy WebLinkAboutS-1231-A Staff AnalysisMay 27, 1999 ITEM NO.: 10 FILE NO.: S-1231-A NAME: Office Max - Revised Subdivision Site Plan Review LOCATION: South side of Chenal Parkway, between Gamble and Atkins Roads DEVELOPER: ENGINEER: Realm Realty White-Daters and Associates 900 Town and Country Lane 401 Victory Street Suite 210 Little Rock, AR 72201 Houston, TX 77024 5.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: C-3 ALLOWED USES: General Commercial PROPOSED USE: General Commercial VARIANCES/WAIVERS REQUESTED: 1. Variance for reduced number of parking spaces. 2. Variance for reduced front setback for 6,000 square feet retail building (west side). Twenty-five (25) foot setback required, 22 feet proposed. BACKGROUND: A building permit was recently issued (September 1998) for this site which included construction of a single commercial building and associated parking area. The building permit was issued for the 23,492 square foot Office Max portion of the commercial building shown on the attached site plan and 118 parking spaces within this eastern section of the property. It was noted on the site plan that there would be a future building addition(s) to the Office Max building and additional parking. The building permit included an approved landscape plan for this eastern section of the property. May 27, 1999 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: S-1231-A On January 21, 1999, the Planning Commission approved a multiple building site plan for the property. The site plan included the larger Office Max commercial building and a smaller 3,682 square foot restaurant building at the northwest corner of the property. As part of the site plan, the Commission also approved a variance from the ordinance requirement for minimum number of parking spaces. The applicant proposed 266 parking spaces for the site. This was 29 spaces short of the minimum ordinance requirement of 295 spaces. A. PROPOSAL/REQUEST: The applicant is proposing to revise the previously approved site plan. The applicant proposes to increase the size of the addition to the Office Max building from 39,000 square feet to 441495 square feet. The applicant also proposes to increase the size of the smaller building from 3,682 square feet to 6,000 square feet and use this building for retail use rather than a restaurant. The applicant is proposing two (2) variances with this site plan. The first variance is a setback variance for the 6,000 square foot retail building. The ordinance required side setback (west side) is 25 feet. The applicant proposes a 22 foot setback along this property line. The second requested variance is for a reduced number of minimum parking spaces. With the increase in building area proposed, the new ordinance requirement for minimum number of parking spaces is 328 spaces. The applicant proposes 268 parking spaces with this revised site plan, 60 spaces short of the ordinance required minimum. The applicant has submitted a parking study done by Peters and Associates to justify the reduced number of spaces (see copy of study attached). The applicant is also proposing to construct a retaining wall along a portion of the south and west property lines. The retaining wall will run approximately 250 feet east and approximately 130 feet north from near the southwest corner of the property. The tallest point of the wall will be approximately 14.5 feet at the southwest corner of the property. The wall will decrease in height running north and east to the natural grade of the land. The site will have a single access point from Gamble Road, one access point from West Markham Street and a shared 2 May 27, 1999 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: 5-1231-A access drive from Chenal Parkway. The applicant previously submitted a written reciprocal access easement agreement between the two property owners (Office Max property and Bank of the Ozarks) which was recorded in 1997 for the shared Chenal Parkway access. The applicant is also proposing to abandon the section of undeveloped Atkins Road right-of-way which abuts this property on the east side. Public Works has indicated support of the proposed abandonment. B. EXISTING CONDITIONS: As noted previously, a building permit has been issued for this site. The Office Max portion of the proposed building is complete. The remainder of the site has been prepared for parking areas and additional building construction. The site sits below the grade of West Markham Street and a portion of Gamble Road. The general area contains a mixture of uses and zoning. There is an auto dealership to the west across Gamble Road and a new bank office building to the east. Commercial property is located across Chenal Parkway to the north. There is a church and undeveloped 0-3 zoned property to the south across West Markham Street. C. NEIGHBORHOOD COMMENTS: The Parkway Place and Gibralter Heights/Point West/Timber Ridge Neighborhood Associations were notified of the public hearing. As of this writing, staff has spoken with three (3) persons who expressed concerns regarding the development. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Some aspects of design review are proposed finish grade information. 2. Appropriate handicap ramps will be ADA standards. 3. Close unused right-of-way 4. Sidewalks shall be shown the "MSP". 5. Repair or replace any cur is damaged in the public occupancy. limited by absence of required per current on eastside of property. conforming to Sec. 31-175 and b and gutter or sidewalk that right-of-way prior to 6. Chenal Parkway traffic count is 18,000 vehicles per day. 3 May 27, 1999 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: S-1231-A E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: A 15 foot easement is requested along the south and west property lines for existing overhead facilities. Arkla: No Comment. Southwestern Bell: No Comment received. Water: Contact the Water Works regarding meter size and location. Fire Department: No Comment. County Planning: No Comment received. CATA: CATA Route #5 serves this area. Approved as submitted. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comments. Landsca a Issues: The proposed buffer along Gamble Road meets ordinance requirements when the transfers allowed are considered, however, it is ten feet below its full requirement of thirty feet in width. Another location should be found for the proposed dumpster location at Chenal Parkway and Gamble Road. A three foot wide building landscaping strip is required between the proposed buildings and public parking areas. Some flexibility with this requirement is allowed. G. ANALYSIS: As noted in paragraph A, the applicant is requesting a side yard setback variance for the small commercial building and a variance from the ordinance required minimum parking standards. Staff received a parking study on May 11, 1999 from Peters and Associates as justification for the parking variance. A copy of the study is attached for commission review. 4 May 27, 1999 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: 5-1231-A Staff feels that with the increase in building area and the variances proposed, the applicant is attempting to over- build the site. Staff feels that the parking proposed will not be sufficient to serve the site, especially if some of the anticipated uses (Office Max, bridal shop) leave and are replaced by higher volume commercial uses, such as a restaurant or department store. H. STAFF RECOMMENDATIONS: Staff recommends denial of the site plan as proposed. SUBDIVISION COMMITTEE COMMENTS: (MAY 6, 1999) Joe White was present, representing the application. Staff gave a brief description of the revised site plan. Staff noted that the applicant had requested a variance for a reduced number of parking spaces and needed to submit written justification for the variance. The parking issue was briefly discussed. Staff suggested eliminating the smaller building which would decrease the minimum number of parking spaces required. Staff noted that the proposed site plan (with the variances requested) gave the impression of overbuilding the site. The Public Works requirements were briefly discussed. Public Works under that finish grade information was needed. Staff noted the following requirements with the previously approved site plan: 1. One (1) evergreen tree must be planted every 20 feet along the south and west property lines to help screen the building in areas where the building is below the grade of the streets. 2. Evergreen trees must be planted at the southeast corner of Chenal Parkway and Gamble Road, to replace trees that were removed during site preparation. After the discussion, the Committee forwarded the site plan to the full Commission for final action. May 27, 1999 SUBDIVISION ITEM NO.: 10 (Cont.) PLANNING COMMISSION ACTION: FILE NO.: S-1231-A (MAY 27, 1999) Staff informed the Commission that the applicant had submitted a letter on May 20, 1999 requesting that the item be withdrawn. Staff supported the withdrawal request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for withdrawal. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. A