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HomeMy WebLinkAboutS-1312 Staff AnalysisSUBDIVISION COMMITTEE COMMENTS MAY 10, 2001 ITEM 11 MARKHAM CENTERS UARE — SUBDIVISION SITE PLAN REVIEW s-1312 Planning Staff Comments: 1. Proposed building setbacks for new building conform to ordinance standards. We will comply Minimum parking required — 582 spaces We are requesting a variance for —8 spaces. Proposed parking —'Wspaces G; '7 4 2. Note height of the proposed building on the site plan. We will comply. 3. Any additional site lighting must be low-level and directed away from adjacent property. We will comply. 4. Will there be any new ground -mounted sinage for the new building? If so, show on the site plan with details. No addition sinage is proposed. 5. Will the new building have a dumpster area? If so, show on the site plan with required screening. We will comply. 6. Preserve the landscape area and large oak tree along West Markham Street. We will comply Variance/Waivers: None requested. Public Works: 1. Markham Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 35 feet from centerline will be required. We will comply John Barrow Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of- way 45 feet from centerline will be required. We respectfully request a waiver from this condition. 3. Driveways shall conform to Sec. 31-21- or Ordinance 18,031. Close driveway that does not meet Ordinance. Indicate which driveway will be closed. We will comply 4. Maximum drive width is 36 feet. Reconstruct and reestablish curb and gutter on any that are wider than 36 feet. We will comply 5. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. We will comply 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. We will comply 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. We will comply 8. Easements shown for proposed storm drainage are required. We are not changing the drainage systems in the area. 9. A sketch grading and drainage plan, a special flood hazard permit, and a special grading permit for flood hazard areas are required. ADEQ and NPDES permit is also required. We will comply 10. A grading permit and development permit for special flood hazard area is required prior to construction. We will comply 11. The minimum Finish Floor elevation of 337 feet (msl) is required to be shown on plat and grading plans. We will comply 12. Ingress and egress on Markham is difficult. If developer agrees to widen Markham an additional 6 feet, City of Little Rock would do necessary striping to create left -turn lane to this facility. Respectfully, we cannot comply. t tilities and Fire DepaamentlCounty Planning_ Wastewater: Sewer available, no adversely affected. No response required. Entergy: No Comment. No response required. ARKLA: No Comment received. No response required. Southwestern Bell: No Comment. No response required. Water: IS ACREAGE CHARGE PD???? Contact the Water Works regarding meter size and location We will comply and check on acreage change. Fire Department: No Comment. No response required. County Planning: No Comment received. No response required. CATA: Project site is located on bus route #5. Proposed building has no effect on bus radius, turnout and route, however, DATA supports the sidewalk accessibility improvements. No response required. Planning Division: No Comment. No response required. Landscape: The proposed new five space parking area near Markham Street would encroach into the required 36-foot wide street buffer area. Apply for parking variance. City stance is favorable. A small amount of building landscaping between the proposed building and public parking area is required. Generally, this landscape strip would be three feet in width some flexibility with this requirement is allowed. We will comply with the landscaping requirement; however, we request that the landscaping occur in the parking areas as shown on plans. Revised Site Plan: Submit four (4) copies of a revised site plan to staff no later than Wednesday, May 16, 2001. ll,' !I . y rar7Am— oq n 6 C2�r � �:a?c�vcsCJ P � � / � k i s••: 4 4O�cppoL03 Z c +p 13 .csaae ?, a �a - Q Ff �°� 1 � �• •� A �' psi �,f 0 1g �• �'��� v • `•�' i.o ¢� t? Qom'" - �•,, q p lutd�ID4 'B'; a. Fyl� {�V�s Fi �7 J�❑ 4 Q C3. 51 afl,. - ,_, ate'- 4 -2Q. vim` Q nnn d ' a"a wr G. �v -. � - All N. Lu v a ❑ o `_ --L-; 3V1F_ .EIS � Ubec4 �� opc IL R4 03 LU ? ] t U -_02uj Cos vicir Area Zoning l RILEY R6 03 Case # S-1312 N 9101 WEST MARKHAM STREET Cr: 22.05 TRS: TlNR13WL 0 500 1000 Feet PD: 2 warn: 5 Item # 11 , SUBDIVISION COMMITTEE COMMENTS MAY 10, 2001 ITEM 11 MARKHAM CENTERSQUARE — SUBDIVISION SITE PLAN REVIEW s-1312 Planning Staff Comments: 1. Proposed building setbacks for new building conform to ordinance standards. We will comply Minimum parking required — 582 spaces We are requesting a variance for —8 spaces. Proposed parking — 574 Spaces 2. Note height of the proposed building on the site plan. We will comply. 3. Any additional site lighting must be low-level and directed away from adjacent property. We will comply. 4. Will there be any new ground -mounted sinage for the new building? If so, show on the site plan with details. No addition sinage is proposed. 5. Will the new building have a dumpster area? If so, show on the site plan with required screening. We will comply. 6. Preserve the landscape area and large oak tree along West Markham Street. We will comply Variance[Waivers: None requested. Parking variance requested. Public Works: 1. Markham Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 35 feet from centerline will be required. We will comply 2. John Barrow Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of- way 45 feet from centerline will be required. We will comply. Request franchise of existing parking along John Barrow. 3. Driveways shall conform to Sec. 31-21- or Ordinance 18,031. Close driveway that does not meet Ordinance. Indicate which driveway will be closed. We will comply 4. Maximum drive width is 36 feet. Reconstruct and reestablish curb and gutter on any that are wider than 36 feet. We will comply 5. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. We will comply 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. We will comply 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. We will comply 8. Easements shown for proposed storm drainage are required. We will comply. 9. A sketch grading and drainage plan, a special flood hazard permit, and a special grading permit for flood hazard areas are required. ADEQ and NPDES permit is also required. We will comply 10. A grading permit and development permit for special flood hazard area is required prior to construction. We will comply 11. The minimum Finish Floor elevation of 337 feet (msl) is required to be shown on plat and grading plans. We will comply 12. Ingress and egress on Markham is difficult. If developer agrees to widen Markham an additional 6 feet, City of Little Rock would do necessary striping to create left -turn lane to this facility. Respectfully, we cannot comply. RECEIVED MAY 17 001 BY: s -0. Utilities and Fire DeRartnent/County Plannin : Wastewater: Sewer available, no adversely affected. No response required. Entergy: No Comment. No response required. ARKLA: No Comment received. No response required. Southwestern Bell: No Comment. No response required. Water: IS ACREAGE CHARGE PD???? Contact the Water Works regarding meter size and location We will comply and check on acreage charge. Fire Department: No Comment. No response required. County Planning: No Comment received. No response required. CATA: Project site is located on bus route #5. Proposed building has no effect on bus radius, turnout and route, however, DATA supports the sidewalk accessibility improvements. No response required. Planning Division: No Comment. No response required. Landscape: The proposed new five space parking area near Markham Street would encroach into the required 36-foot wide street buffer area. Apply for parking variance. City stance is favorable. A small amount of building landscaping between the proposed building and public parking area is required. Generally, this landscape strip would be three feet in width some flexibility with this requirement is allowed. We will comply with the landscaping requirement; however, we request that the landscaping occur in the parking areas as shown on plans. Revised Site Plan: Submit four (4) copies of a revised site plan to staff no later than Wednesday, May 16, 2001. May 31, 2001 ITEM NO.: 11 FILE NO.: S-1312 NAME: Markham Center Square - Subdivision Site Plan Review LOCATION: 9101 West Markham Street DEVELOPER: ENGINEER: Weingarten Realty Investors Bartlett and West Engineers 2600 Citadel Plaza Dr. 1701 Centerview Dr., Ste. 210 Houston, TX 77008 Little Rock, AR 72211-4312 AREA: 14.32 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: C-3 ALLOWED USES: Commercial PROPOSED USE: Commercial VARIANCES/WAIVERS REQUESTED: A variance to allow a reduced number of parking spaces for the entire commercial site. BACKGROUND: The property at 9101 West Markham Street is zoned C-3 and contains a large commercial building and a small restaurant building. Based on the fact that the applicant is proposing a third commercial building for the property, Planning Commission review is required. A. PROPOSAL/REQUEST: The applicant proposes to construct a 4,000 square foot commercial building (20 feet in height) on the north side of the existing shopping center building, between the building and West Markham Street. The property is zoned C- 3 and the new building will be utilized for retail uses. The proposed new building will be constructed in an area of existing paved parking. The parking on the north and south sides of the proposed building will be the result of re- May 31, 2001 SUBDIVISION ITEM NO.: 11 (Coast.) B. C. striping existing paved area. FILE NO.: S-1312 The entire site will have a total of 574 parking spaces. The minimum ordinance parking requirement for a shopping center of this size would be 582 spaces. Therefore, the applicant is requesting a variance for a reduced number of parking spaces (8 spaces short). No new parking is proposed for this site. The applicant notes that there will be no additional ground -mounted signage for the proposed new commercial building. The applicant also notes that the landscaping along West Markham Street will be preserved, including the existing large oak tree. As noted on the attached site plan, one (1) of the existing driveways along West Markham Street will be closed and replaced with landscaping. EXISTING CONDITIONS: There is an existing commercial strip center building and a small restaurant building on the property. The area where the new proposed commercial building is to be located is currently paved parking area. There are single family residences to the west along West Markham Street and to the north across West Markham. There is a service station at the southwest corner of West Markham Street and Barrow Road, with a mixture of office and commercial uses further east across Barrow Road. There is a 100 foot wide drainage easement along this property's south boundary, with single family residences on the south side of the easement. NEIGHBORHOOD COMMENTS: As of this writing, staff from a person requesting The Pennbrook/Clover Hill Neighborhood Associations hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: has received one (1) phone call information on this application. Place and Santa Fe Heights were notified of the public 1. Markham Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 35 feet from centerline will be required. 2. John Barrow Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 E May 31, 2001 SUBDIVISION ITEM NO.: 11 (Coat.) FILE NO.: S-1312 feet from centerline will be required. 3. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. Close driveway that does not meet Ordinance. Indicate which driveway will be closed. 4. Maximum driveway width is 36 feet. Reconstruct and reestablish curb and gutter on any that are wider than 36 feet. 5. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 8. Easements shown for proposed storm drainage are required. 9. A sketch grading and drainage plan, a special flood hazard permit, and a special grading permit for flood hazard areas are required. ADEQ and NPDES permit is also required. 10. A grading permit and development permit for special flood hazard area is required prior to construction. 11. The minimum Finish Floor elevation of 337 feet (msl) is required to be shown on plat and grading plans. 12. Ingress and egress on Markham is difficult. If developer agrees to widen Markham an additional 6 feet, City of Little Rock would do necessary striping to create left - turn lane to this facility. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No Comment. ARKLA: No Comment received. Southwestern Bell: No Comment. Water: IS ACREAGE CHARGE PD???? Contact the Water Works regarding meter size and location. Fire Department: County Plannin : No Comment. No Comment received. I 3 May 31, 2001 SUBDIVISION ITEM NO.: 11 (Coht.) FILE NO.: 5-1312 CATA: Project site is located on bus route #5. Proposed building has no effect on bus radius, turnout and route, however, CATA supports the sidewalk accessibility improvements. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: A small amount of landscaping between the proposed building and public parking area is required. Generally, this landscape strip would be three feet in width some flexibility with this requirement is allowed. G. SUBDIVISION COMMITTEE COMMENT: (MAY 10, 2001) Thomas Graham was present, representing the application. Staff briefly described the proposed site plan and noted that some additional project information was needed. The Public Works requirements were discussed. It was noted that with the dedication of right-of-way for Barrow Road, the applicant could apply for a franchise permit to continue to use the parking along the Barrow Road frontage. The driveway locations were discussed. Public Works noted that one (1) of the existing driveways along West Markham Street needed to be closed to provide better spacing. Public Works also noted that the widest drive along Barrow Road needed to be reduced in width. Mr. Graham indicated that the issues would be taken care of. Public Works also suggested widening West Markham Street (by the developer) and creating a left turn lane into this property. It was noted that this was not a requirement, only a suggestion. Mr. Graham indicated that the developer would not be able financially to do the construction, plus it would eliminate a large amount of the landscaping along West Markham Street. 4 May 31, 2001 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: 5-1312 The landscape requirements were briefly discussed. It was noted that a small amount of building landscaping would be required. After the discussion, the Committee forwarded the site plan to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff on May 16, 2001. The revised plan addresses the issues as raised by staff and the Subdivision Committee. The proposed building height has been noted on the site plan. The revised plan also shows that one (1) of the existing driveways along West Markham Street will be removed and the widest drive along Barrow Road will be reduced in width. The area where the existing drive along West Markham Street will be removed will be replaced with landscaping. This will satisfy the building landscaping requirement. The applicant has also noted that the required right-of-way will be dedicated. The extra 10 feet of right-of-way dedication along Barrow Road will be into the existing parking for the restaurant which is along this street. The applicant will request a franchise permit to continue the use of this parking. Public Works has indicated support of a franchise agreement. Otherwise, there should be no other Public Works issues. As noted in paragraph A., the applicant is requesting a variance for a reduced number of parking spaces for the overall development. The minimum parking requirement for this site would be 582 spaces. The proposed site plan has a total of 574 spaces. The Subdivision Committee encouraged the applicant to request a variance for reduced parking and not add any new parking. Staff supports the variance as requested, as there is adequate existing parking on the site to serve the shopping center use. Otherwise, to staff's knowledge, there are no outstanding issues associated with this application. The proposed commercial building conforms to ordinance standards for setbacks and height, and should have no adverse impact on the general area. 5 } May 31, 2001 SUBDIVISION ITEM NO.: 11 (Corit.) FILE NO.: 5-1312 I. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan subject to the following conditions: 1. Compliance with this requirement as noted in paragraphs D, E and F of this report. 2. Staff supports the variance for reduced number of parking spaces as requested. 3. Any additional site lighting must be low-level and directed away from adjacent property. 4. The dumpster area must be screened on three (3) sides with an eight (8) foot high opaque fence or wall. 5. Any signage must conform to the City's Zoning Ordinance for commercial zoning. PLANNING COMMISSION ACTION: (MAY 31, 2001) Thomas Graham was present, representing the application. There were three (3) persons present in opposition to the application. Staff briefly described the proposed site plan with a recommendation of approval with conditions. Staff informed the Commission that a bylaw waiver was in order based on the fact that the applicant mailed the wrong notice form to surrounding property owners. Staff noted that the applicant mailed the correct notice form approximately six (6) days prior to the meeting. There was a motion to waive the bylaws. The motion passed by a vote of 6 ayes, 0 nays, 4 absent and 1 open position. Thomas Graham addressed the Commission in support of the application. He noted that one (1) of the existing driveways along West Markham Street would be closed and that the 55-foot wide drive along Barrow Road would be reduced to 36 feet. He noted that approximately 1,500 square feet of the proposed 4,000 square foot commercial building would be used as a restaurant. He briefly explained the requested parking variance. Mollie Irvin, president of the Pennbrook/Cloverhill Neighborhood Association, noted she was opposed to the proposed new commercial building. She stated that there is another commercial building across Bowman Road from this development which is currently vacant. She expressed other concerns with the commercial property, including drainage and closing the C1 May 31, 2001 SUBDIVISION ITEM NO.: 11 (Coast.) FILE NO.: S-1312 driveway from West Markham Street. Vice -Chairman Rector asked about closing the driveway along West Markham Street. Tad Borkowski, of Public Works, noted that his department requested that the applicant close one (1) of the existing driveways along West Markham Street to improve traffic circulation and access. Christine Patterson also addressed the Commission with concerns. She expressed concern with the increased traffic that would be generated by the new commercial building. She stated opposition to any new commercial uses in the area. Vice -Chairman Rector asked staff about the neighborhood plan for this area. Brian Minyard, of the Planning Staff, noted that in the neighborhood plan commercial was limited to the existing commercial uses in the area. He noted that the plan opposed converting residential property to commercial. The plan also encouraged occupying vacant commercial buildings in the area. Virginia Bland also spoke in opposition. She expressed concern with additional commercial building space being across West Markham Street from her property. Commissioner Muse asked about the vacant commercial building across Barrow Road to the east. Mr. Graham noted that the site in question was located in the floodway and could not be used for anything. He noted that the floodway maps were in the process of being revised to remove the property from the floodway. Mr. Graham noted that the new commercial building was an attempt to attract new smaller retail shops to the area. He noted that the new commercial building would be finished to look like the existing commercial shopping center. Commissioner Rahman expressed concern with there being additional commercial building area in this vicinity. There was a motion to approve the site plan subject to the conditions as noted by staff. The motion failed by a vote of 2 ayes, 4 nays, 4 absent and 1 open position. The application was denied. 7