Loading...
HomeMy WebLinkAboutS-1370 Staff AnalysisSubdivision Committee Comments C'A'AL January 16, 2003 Item No. 3 S-1370 Mayer Addition Subdivision Site Plan Review Planning Staff Comments: v� {� jr rz{,-r-3 1. Provide the proposed building height in the general notes. 2. Provide the proposed signage details in the general notes. a_�"`'!�"'� 3. Provide the days and hours of operation in the general notes. 4. Any additional site lighting must be low level and directional, direct away from residentially zoned properties. 5. Provide all building setbacks from rights -of -way, lease lines and property lines. 6. Show the ingress/egress access easement as indicated on a previous plat on the proposed site plan. 7. Identify the dumpster and screening on the site plan. 8. 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. �� \\ ,- y VarianceMaive� aiver of Master Street Plan requirement for a right -turn lane on West Markham Street. Public Works:, -, 1. West Markham Street is classified on the Master Street Plan as a minor arterial with a special provision for an 80-feet wide right-of-way. A dedication of right-of-way 40- feet from centerline is required. „r 2. Rodney Parham Road is also classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. 3. A 20-foot radial dedication of right-of-way is required at the intersection of the streets. 4. The Master Street Plan calls for the construction of a right -turn lane at the intersection of arterials. Provide design of street conforming to the Master Street F Plan. Construct one-half street improvements to these streets including 5-foot sidewalks with planned development. '5. The drive -through driveway location does not meet the traffic access and circulation requirements of Section 30-43 and 31-210 for spacing from the intersection (300- feet) and spacing between driveways (150-feet). Consolidate and relocate driveways on Rodney Parham Road. The width of driveway must not exceed 36- feet. The driveway on West Markham must be right turn in, right turn out only. Due to the narrow lot width of West Markham, the proposed driveway location is acceptable. 7. Plans for all work in the 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) 379-1817 (Derrick Bergfield). 8. All driveways shall be concrete aprons per City Ordinance. 9. Stormwater Detention Ordinance applies to this property. Utilities and Fire Department/County Planning: Wastewater: Sewer available on the Burger King site and not adversely affected. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received - Center -Point Energy_: No comment received. SBC: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. Planning Division: No comment. Landscape Issues: The average street buffer width requirement along West Markham Street is 34 feet. The average buffer width proposed is 10 'h feet. The proposed landscape strip meets the Landscape Ordinance 6.7 feet minimum width requirement. The proposed street buffer along Rodney Parham Road meets the ordinance average 22 feet width requirement but in one area drops below the 11 foot width minimum by 4.3 feet. The proposed landscape strip meets the Landscape Ordinance 6.7 feet minimum width requirement. The proposed perimeter landscape strips along the northern and eastern lot lines drop below the 5 feet minimum width allowed by the Landscape Ordinance. Proposed areas set aside for building and interior landscaping meet width ordinance requirements. Landscape Ordinance calculations take into account the 25% reduction allowed for rehabilitation of an existing site. Revised plat/plan: Submit four (4) ' copies of a revised site plan (to include the additional information as noted above) to staff on Wednesday, January 22, 2003. C�-A ..Cj February 6, 2003 ITEM NO.: 3 FILE NO.: S-13 NAME: Mayer Addition Subdivision Site Plan Review LOCATION: On the northeast corner of West Markham Street and Rodney Parham Road DEVELOPER: Barnes, Quinn, Flake & Anderson 400 W. Capitol Avenue Little Rock, AR 72201 AREA: 4.6 acres NUMBER OF LOTS: ENGINEER: White-Daters & Associates #24 Rahling Circle Little Rock, AR 72223 CURRENT ZONING: C-3, General Commercial PLANNING DISTRICT: 3, West Little Rock CENSUS TRACT: 21.01 FT. NEW STREET: 0 VARIANCES/WAIVERS REQUESTED: Waiver of the Master Street Plan requirement for a right -turn lane on West Markham Street. Waiver of the requirement for driveway spacing on the site. Waiver of the number of required on -site parking spaces (23 proposed vs. 26 required). Waiver of the dedication of right-of-way along West Markham Street. Waiver of the dedication of right-of-way along Rodney Parham Road. Waiver of landscaping requirements along the northern and eastern lease lines (City Beautiful Commission issue). A. PROPOSAL: This site is occupied by a Burger King restaurant, which has been vacant since it burned. The applicant proposes to rebuild the Burger King site in close proximity to the original building. The applicant proposes some modifications to allow additional perimeter buffering along the street frontage and allow for interior landscaping islands. February 6, 2003 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1370 The applicant is requesting a waiver of the right turn lane on West Markham Street along with a waiver of the dedication of additional right-of-way on West Markham Street and Rodney Parham Road. The applicant is also requesting a variance in the number of required on -site parking spaces. The site plan indicates 23 parking spaces while the number of spaces required would be 26 spaces. The applicant will seek a waiver of the required landscaping along the northern and eastern lease lines of the site from the City Beautiful Commission. B. EXISTING CONDITIONS: The site has three (3) lease space areas and a common area containing parking. Existing on the site is the "burned -out" Burger King building, a small kiosk building once used as a gift shop and a strip retail center. Other uses in the area include single-family to the east and north and office and commercial uses to the west and south. The strip retail center contains a pawnshop, an antique store, a clothing store and a used office furniture store. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents. The Apache Crime Watch Neighborhood Association and all property owners within 200-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. West Markham Street is classified on the Master Street Plan as a minor arterial with a special provision for an 80-feet wide right-of-way. A dedication of right-of-way 40-feet from centerline is required. 2. Rodney Parham Road is also classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. 3. A 20-foot radial dedication of right-of-way is required at the intersection of the streets. 4. The Master Street Plan calls for the construction of a right -turn lane at the intersection of arterials. Provide design of street conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5-foot sidewalks with planned development. 5. The drive -through driveway location does not meet the traffic access and circulation requirements of Section 30-43 and 31-210 for spacing from the intersection (300-feet) and spacing between driveways (150-feet). Consolidate and relocate driveways on Rodney Parham Road. The width of driveway must not exceed 36-feet. 6. The driveway on West Markham must be right turn in, right turn out only. Due to the narrow lot width of West Markham, the proposed driveway location is February 6, 2003 SUBDIVISION ITEM NO.: 3 Cont_ FILE NO.: 5-1370 acceptable. 7. Plans for all work in the 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) 379-1817 (Derrick Bergfield). 8. All driveways shall be concrete aprons per City Ordinance. 9. Stormwater Detention Ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available on the Burger King site and not adversely affected. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Enter : No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: No comment. Landscape Issues: The average street buffer width requirement along West Markham Street is 34 feet. The average buffer width proposed is 10 '/ feet. The proposed landscape strip meets the Landscape Ordinance 6.7 feet minimum width requirement. The proposed street buffer along Rodney Parham Road meets the ordinance average 22 feet width requirement but in one area drops below the 11 foot width minimum by 4.3 feet. The proposed landscape strip meets the Landscape Ordinance 6.7 feet minimum width requirement. The proposed perimeter landscape strips along the northern and eastern lot lines drop below the 5 feet minimum width allowed by the Landscape Ordinance. 41 February 6, 2003 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: 5-1370 Proposed areas set aside for building and interior landscaping meet width ordinance requirements. Landscape Ordinance calculations take into account the 25% reduction allowed for rehabilitation of an existing site. G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) Mr. Joe White and Mr. Dickson Flake were present representing the application. Staff presented the item with a brief overview of the proposed development. Staff stated the review of the proposed development was different than the review of a new development on the site. Staff stated the applicant intended to rebuild a burned -out structure. Staff stated the applicant would however raze the building and start from'scratch. Staff requested the proposed building height, the proposed signage details and hours of operation be included in the general notes. Staff also requested any additional site lighting must be low level and directional, directed away from residentially zoned properties. Staff also requested the required screening of the dumpster be indicated on the site plan. Public Works comments were addressed. Staff stated a right -turn lane on West' Markham Street was a requirement per the Master Street Plan. Staff also stated dedication of right-of-way 45-feet from the centerline of Rodney Parham Road would be required. Staff questioned the drive -through driveway location stating the location did not meet the ordinance requirement for spacing from the intersection and the spacing between driveways. Staff stated the applicant should consider consolidation and relocation of the driveways on Rodney Parham Road. Landscaping comments were addressed. Staff stated the site was being review as a whole and not as an out parcel to the site. Staff stated this gave considerable flexibility in buffer and landscaping requirements to the site. There were no further items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated the common ingress -egress easement on the proposed site plan. The applicant has 4 February 6, 2003 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1370 also indicated dumpster screening as requested, indicating the screening will conform to the Zoning Ordinance requirement. The applicant is requesting a waiver of Master Street Plan requirements related to the site. The request includes the waiver of a right -turn lane along West Markham Street, the waiver of right-of-way dedication along West Markham Street and a waiver of right-of-way dedication along Rodney Parham Road. Staff supports these requests. The applicant is also requesting a waiver in the number of required on -site parking spaces. The proposed development includes 18 spaces and the drive - through lane. This area can count toward the full-filment of the required spaces allowing an additional five (5) spaces (a total of 23 parking spaces). The typical minimum required parking spaces would be twenty-six (26) spaces based on one (1) space per one -hundred (100) square feet of gross floor area. Staff is supportive of the requested waiver of the number of on -site parking spaces. The proposal is the reconstruction of a burned fast food restaurant. The applicant is rebuilding in close proximity to the existing structure and is not requesting any additional curb -cuts. The applicant is narrowing the drive along Rodney Parham Road and changing the drive to an exit only driveway. The applicant is also installing landscaping around the perimeter of the lease lines. Currently there is no landscaping in place. The area along the northern and eastern lease line falls short of the required five (5) foot minimum width allowed by the Landscape Ordinance. The applicant will seek a waiver of ,this requirement from the City Beautiful Commission. The applicant has not indicted on the proposed site plan the screening of the menu board speaker for the drive -through window. The applicant will be required to mount the speaker so the sound will baffled on all sides in a manner which will direct the sound produced to the vehicle served. The applicant will be required to provide a solid wall at least six (6) feet in height and twenty (20) feet in length along the opposite lane line. This wall shall be constructed of masonry or wood with a textured finish to diminish sound deflection. With the current lease lines in place, to redevelop the site to meet all existing Ordinance requirements would be near impossible. Staff supports the applicant in their effort to redevelop the site and supports the requested waivers and variances to allow reduced landscaping, a reduced number of on -site parking spaces, a waiver of Master Street Plan requirements to construct a right -turn lane on West Markham Street, a waiver of the right-of-way dedication to West Markham and Rodney Parham Road and a waiver of the driveway spacing requirement. y February 6, 2003 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1370 STAFF RECOMMENDATION; Staff recommends approval of the proposed request subject to compliance with the conditions outlined in paragraphs D, E and F of this report, with the variances and waivers listed below: 1. Staff recommends the applicant install the required screening of the menu board per the Zoning Ordinance requirement. 2. Staff supports a waiver of the Master Street Plan requirement for a right - turn lane on West Markham Street. 3. Staff supports the waiver of the dedication of right-of-way along West Markham Street and Rodney Parham Road. 4. Staff supports the requested variance in the driveway spacing requirement for both West Markham Street and Rodney Parham Road. 5. Staff supports the request to allow a reduced number of on -site parking spaces. PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) The applicant was present. There were objectors present. Staff presented the item with a recommendation of approval. Staff stated the proposal was the reconstruction of a burned Burger King and the review by Staff was as such. Staff stated they were supportive of the requested waivers and variances when viewing the site as a redevelopment. Mr. Dickson Flake addressed the Commission on behalf of the applicant. Mr. Flake stated the site was a redevelopment. He stated should the city require the Master Street Plan dedications and street construction the site would not be developable. Mr. Flake stated the Burger King was rebuilding in near the exact location as the current building with minor revision to the building location to allow the addition of landscaping on the site, which was currently not in place. Mr. Flake stated the site plan indicated parking was not sufficient to meet the needs of the building but there were two areas on the site which had not been striped and could be striped to add additional parking. Mr. Flake stated Staff had requested written permission from the owners to proceed. He stated the use of the ingress/egress easement by the Burger King lease holder had been secured. Mr. Flake stated the owners of the property had indicated the full use of the site for the Burger King restaurant with regard to parking and access. A February 6, 2003 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: 5-137 Mr. John McKay addressed the Commission stating he was a major lease holder of the site. He stated Mr. Dick Downing would represent him before the Commission. Mr. Dick Downing addressed the Commission stating he was representing Mr. McKay who was the single lease holder of the remaining property. Mr. Downing stated Mr. McKay had a ground lease with the owners as did the Burger King owners. He stated according to a lease agreement signed by Burger King and the Mayer Family 30 years ago the Burger King owners were responsible for maintenance of the parking lot. He stated the Burger King owners had never provided any financial participation to maintenance. Mr. Downing stated the Burger King lease was expired. Mr. Downing stated there were other possibilities for redevelopment of the site. He stated Mr. McKay was working with a potential client which would not require the number of waivers and variances as the currently proposal would require to redevelop. Mr. Downing stated the development was a new deal and should be reviewed as such. He stated the City should not repeat the same mistakes made thirty years ago by allowing this site to redevelop in the currently proposed configuration. He stated traffic and safety were the two primary concerns. Ms. Ruth Bell spoke in opposition of the proposed development. She stated the site was not a good location. Ms. Bell stated the grade at this location on Markham Street caused patrons traveling west bound on West Markham to not see automobiles turning into the restaurant or would mistakenly think the driver was turning at the intersection of Markham and Rodney Parham Road. There was a general discussion concerning the site plan and the time period of the approval. Mr. Stephen Giles, Deputy City Attorney, stated the site plan was approved until a situation prompted change and a new site plan was submitted and approved. Mr. Jim Lawson, Director of Planning, stated the Commission should review the plan from one of two ways; a humanitarian or from a planning perspective. A motion was made to approve the application as filed to include all Staff comments and recommendations and the requested waivers of the Master Street Plan requirements. The motion was approved by a vote of 8 ayes, 2 noes and 1 absent. rl February 6, 2003 ITEM NO.: 3 NAME: Mayer Addition Subdivision Site Plan Review FILE NO.: S-1370 LOCATION: On the northeast corner of West Markham Street and Rodney Parham Road DEVELOPER: Barnes, Quinn, Flake & Anderson 400 W. Capitol Avenue Little Rock, AR 72201 AREA: 4.6 acres NUMBER OF LOTS: ENGINEER: White-Daters & Associates #24 Rahling Circle Little Rock, AR 72223 CURRENT ZONING: C-3, General Commercial PLANNING DISTRICT: 3, West Little Rock CENSUS TRACT: 21.01 FT. NEW STREET: 0 VARIANCES/WAIVERS REQUESTED: Waiver of the Master Street Plan requirement for a right -turn lane on West Markham Street. Waiver of the requirement for driveway spacing on the site. Waiver of the number of required on -site parking spaces (23 proposed vs. 26 required). Waiver of the dedication of right-of-way along West Markham Street. Waiver of the dedication of right-of-way along Rodney Parham Road. Waiver of landscaping requirements along the northern and eastern lease lines (City Beautiful Commission issue). A. PROPOSAL: This site is occupied by a Burger King restaurant, which has been vacant since it burned. The applicant proposes to rebuild the Burger King site in close proximity to the original building. The applicant proposes some modifications to allow additional perimeter buffering along the street frontage and allow for interior landscaping islands. February 6, 2003 SUBDIVISION ITEM NO.: 3 (Cont. The applicant is requesting Street along with a waiver o Markham Street and Rodney variance in the number of indicates 23 parking spaces spaces. FILE NO.: S-1370 a waiver of the right turn lane on West Markham F the dedication of additional right-of-way on West Parham Road. The applicant is also requesting a required on -site parking spaces. The site plan while the number of spaces required would be 26 The applicant will seek a waiver of the required landscaping along the northern and eastern lease lines of the site from the City Beautiful Commission. B. EXISTING CONDITIONS: The site has three (3) lease space areas and a common area containing parking. Existing on the site is the "burned -out" Burger King building, a small kiosk building once used as a gift shop and a strip retail center. Other uses in the area include single-family to the east and north and office and commercial uses to the west and south. The strip retail center contains a pawnshop, an antique store, a clothing store and a used office furniture store. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents. The Apache Crime Watch Neighborhood Association and all property owners within 200-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. West Markham Street is classified on the Master Street Plan as a minor arterial with a special provision for an 80-feet wide right-of-way. A dedication of right-of-way 40-feet from centerline is required. 2. Rodney Parham Road is also classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. 3. A 20-foot radial dedication of right-of-way is required at the intersection of the streets. 4. The Master Street Plan calls for the construction of a right -turn lane at the intersection of arterials. Provide design of street conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5-foot sidewalks with planned development. 5. The drive -through driveway location does not meet the traffic access and circulation requirements of Section 30-43 and 31-210 for spacing from the intersection (300-feet) and spacing between driveways (150-feet). Consolidate and relocate driveways on Rodney Parham Road. The width of driveway must not exceed 36-feet. 6. The driveway on West Markham must be right turn in, right turn out only. Due to the narrow lot width of West Markham, the proposed driveway location is 2 February 6, 2003 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1370 acceptable. 7. Plans for all work in the 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) 379-1817 (Derrick Bergfield). 8. All driveways shall be concrete aprons per City Ordinance. 9. Stormwater Detention Ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available on the Burger King site and not adversely affected. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: No comment. Landscape Issues: The average street buffer width requirement along West Markham Street is 34 feet. The average buffer width proposed is 10 '/ feet. The proposed landscape strip meets the Landscape Ordinance 6.7 feet minimum width requirement. The proposed street buffer along Rodney Parham Road meets the ordinance average 22 feet width requirement but in one area drops below the 11 foot width minimum by 4.3 feet. The proposed landscape strip meets the Landscape Ordinance 6.7 feet minimum width requirement. The proposed perimeter landscape strips along the northern and eastern lot lines drop below the 5 feet minimum width allowed by the Landscape Ordinance. 3 February 6, 2003 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1370 Proposed areas set aside for building and interior landscaping meet width ordinance requirements. Landscape Ordinance calculations take into account the 25% reduction allowed for rehabilitation of an existing site. G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) Mr. Joe White and Mr. Dickson Flake were present representing the application. Staff presented the item with a brief overview of the proposed development. Staff stated the review of the proposed development was different than the review of a new development on the site. Staff stated the applicant intended to rebuild a burned -out structure. Staff stated the applicant would however raze the building and start from, scratch. . Staff requested the proposed building height, the proposed signage details and hours of operation be included in the general notes. Staff also requested any additional site lighting must be low level and directional, directed away from residentially zoned properties. Staff also requested the required screening of the dumpster be indicated on the site plan. Public Works comments were addressed. Staff stated a right -turn lane on West Markham Street was a requirement per the Master Street Plan. Staff also stated dedication of right-of-way 45-feet from the centerline of Rodney Parham Road would be required. Staff questioned the drive -through driveway location stating the location did not meet the ordinance requirement for spacing from the intersection and the spacing between driveways. Staff stated the applicant should consider consolidation and relocation of the driveways on Rodney Parham Road. Landscaping comments were addressed. Staff stated the site was being review as a whole and not as an out parcel to the site. Staff stated this gave considerable flexibility in buffer and landscaping requirements to the site. There were no further items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated the common ingress -egress easement on the proposed site plan. The applicant has 0 February 6, 2003 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1370 also indicated dumpster screening as requested, indicating the screening will conform to the Zoning Ordinance requirement. The applicant is requesting a waiver of Master Street Plan requirements related to the site. The request includes the waiver of a right -turn lane along West Markham Street, the waiver of right-of-way dedication along West Markham Street and a waiver of right-of-way dedication along Rodney Parham Road. Staff supports these requests. The applicant is also requesting a waiver in the number of required on -site parking spaces. The proposed development includes 18 spaces and the drive - through lane. This area can count toward the full-filment of the required spaces allowing an additional five (5) spaces (a total of 23 parking spaces). The typical minimum required parking spaces would be twenty-six (26) spaces based on one (1) space per one -hundred (100) square feet of gross floor area. Staff is supportive of the requested waiver of the number of on -site parking spaces. The proposal is the reconstruction of a burned fast food restaurant. The applicant is rebuilding in close proximity to the existing structure and is not requesting any additional curb -cuts. The applicant is narrowing the drive along Rodney Parham Road and changing the drive to an exit only driveway. The applicant is also installing landscaping around the perimeter of the lease lines. Currently there is no landscaping in place. The area along the northern and eastern lease line falls short of the required five (5) foot minimum width allowed by the Landscape Ordinance. The applicant will seek a waiver of this requirement from the City Beautiful Commission. The applicant has not indicted on the proposed site plan the screening of the menu board speaker for the drive -through window. The applicant will be required to mount the speaker so the sound will baffled on all sides in a manner which will direct the sound produced to the vehicle served. The applicant will be required to provide a solid wall at least six (6) feet in height and twenty (20) feet in length along the opposite lane line. This wall shall be constructed of masonry or wood with a textured finish to diminish sound deflection. With the current lease lines in place, to redevelop the site to meet all existing Ordinance requirements would be near impossible. Staff supports the applicant in their effort to redevelop the site and supports the requested waivers and variances to allow reduced landscaping, a reduced number of on -site parking spaces, a waiver of Master Street Plan requirements to construct a right -turn lane on West Markham Street, a waiver of the right-of-way dedication to West Markham and Rodney Parham Road and a waiver of the driveway spacing requirement. 5 February 6, 2003 SUBDIVISION ITEM NO.: 3 (Cont. _ FILE NO.: 5-1370 I. STAFF RECOMMENDATION: Staff recommends approval of the proposed request subject to compliance with the conditions outlined in paragraphs D, E and F of this report, with the variances and waivers listed below: 1. Staff recommends the applicant install the required screening of the menu board per the Zoning Ordinance requirement. 2. Staff supports a waiver of the Master Street Plan requirement for a right - turn lane on West Markham Street. 3. Staff supports the waiver of the dedication of right-of-way along West Markham Street and Rodney Parham Road. 4. Staff supports the requested variance in the driveway spacing requirement for both West Markham Street and Rodney Parham Road. 5. Staff supports the request to allow a reduced number of on -site parking spaces. PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) The applicant was present. There were objectors present. Staff presented the item with a recommendation of approval. Staff stated the proposal was the reconstruction of a burned Burger King and the review by Staff was as such. Staff stated they were supportive of the requested waivers and variances when viewing the site as a redevelopment. Mr. Dickson Flake addressed the Commission on behalf of the applicant. Mr. Flake stated the site was a redevelopment. He stated should the city require the Master Street Plan dedications and street construction the site would not be developable. Mr. Flake stated the Burger King was rebuilding in near the exact location as the current building with minor revision to the building location to allow the addition of landscaping on the site, which was currently not in place. Mr. Flake stated the site plan indicated parking was not sufficient to meet the needs of the building but there were two areas on the site which had not been striped and could be striped to add additional parking. Mr. Flake stated Staff had requested written permission from the owners to proceed. He stated the use of the ingress/egress easement by the Burger King lease holder had been secured. Mr. Flake stated the owners of the property had indicated the full use of the site for the Burger King restaurant with regard to parking and access. 0 February 6, 2003 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1370 Mr. John McKay addressed the Commission stating he was a major lease holder of the site. He stated Mr. Dick Downing would represent him before the Commission. Mr. Dick Downing addressed the Commission stating he was representing Mr. McKay who was the single lease holder of the remaining property. Mr. Downing stated Mr. McKay had a ground lease with the owners as did the Burger King owners. He stated according to a lease agreement signed by Burger King and the Mayer Family 30 years ago the Burger King owners were responsible for maintenance of the parking lot. He stated the Burger King owners had never provided any financial participation to maintenance. Mr. Downing stated the Burger King lease was expired. Mr. Downing stated there were other possibilities for redevelopment of the site. He stated Mr. McKay was working with a potential client which would not require the number of waivers and variances as the currently proposal would require to redevelop. Mr. Downing stated the development was a new deal and should be reviewed as such. He stated the City should not repeat the same mistakes made thirty years ago by allowing this site to redevelop in the currently proposed configuration. He stated traffic and safety were the two primary concerns. Ms. Ruth Bell spoke in opposition of the proposed development. She stated the site was not a good location. Ms. Bell stated the grade at this location on Markham Street caused patrons traveling west bound on West Markham to not see automobiles turning into the restaurant or would mistakenly think the driver was turning at the intersection of Markham and Rodney Parham Road. There was a general discussion concerning the site plan and the time period of the approval. Mr. Stephen Giles, Deputy City Attorney, stated the site plan was approved until a situation prompted change and a new site plan was submitted and approved. Mr. Jim Lawson, Director of Planning, stated the Commission should review the plan from one of two ways; a humanitarian or from a planning perspective. A motion was made to approve the application as filed to include all Staff comments and recommendations and the requested waivers of the Master Street Plan requirements. The motion was approved by a vote of 8 ayes, 2 noes and 1 absent. 7 February 6, 2003 ITEM NO.: 3 FILE NO.: S-1370 NAME: Mayer Addition Subdivision Site Plan Review LOCATION: On the northeast corner of West Markham Street and Rodney Parham Road DEVELOPER: Barnes, Quinn, Flake & Anderson 400 W. Capitol Avenue Little Rock, AR 72201 AREA: 4.6 acres NUMBER OF LOTS: ENGINEER: White-Daters & Associates #24 Rahling Circle Little Rock, AR 72223 CURRENT ZONING: C-3, General Commercial PLANNING DISTRICT: 3, West Little Rock CENSUS TRACT: 21.01 FT. NEW STREET: 0 VARIANCESM/AIVERS REQUESTED: Waiver of the Master Street Plan requirement for a right -turn lane on West Markham Street. Waiver of the requirement for driveway spacing on the site. Waiver of the number of required on -site parking spaces (23 proposed vs. 26 required). Waiver of the dedication of right-of-way along West Markham Street. Waiver of the _dedication of right-of-way along Rodney Parham Road. Waiver of landscaping requirements along the northern and eastern lease lines (City Beautiful Commission issue). A. PROPOSAL: This site is occupied by a Burger King restaurant, which has been vacant since it burned. The applicant proposes to rebuild the Burger King site in close proximity to the original building. The applicant proposes some modifications to allow additional perimeter buffering along the street frontage and allow for interior landscaping islands. February 6, 2003 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1370 The applicant is requesting a waiver of the right turn lane on West Markham Street along with a waiver of the dedication of additional right-of-way on West Markham Street and Rodney Parham Road. The applicant is also requesting a variance in the number of required on -site parking spaces. The site plan indicates 23 parking spaces while the number of spaces required would be 26 spaces. The applicant will seek a waiver of the required landscaping along the northern and eastern lease lines of the site from the City Beautiful Commission. B. EXISTING CONDITIONS: The site has three (3) lease space areas and a common area containing parking. Existing on the site is the "burned -out" Burger King building, a small kiosk building once used as a gift shop and a strip retail center. Other uses in the area include single-family to the east and north and office and commercial uses to the west and south. The strip retail center contains a pawnshop, an antique store, a clothing store and a used office furniture store. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents. The Apache Crime Watch Neighborhood Association and all property. owners within 200-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. West Markham Street is classified on the Master Street Plan as a minor arterial with a special provision for an 80-feet wide right-of-way. A dedication of right-of-way 40-feet from centerline is required. 2. Rodney Parham Road is also classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. 3. A 20-foot radial dedication of right-of-way is required at the intersection of the streets. 4. The Master Street Plan calls for the construction of a right -turn lane at the intersection of arterials. Provide design of street conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5-foot sidewalks with planned development. 5. The drive -through driveway location does not meet the traffic access and circulation requirements of Section 30-43 and 31-210 for spacing from the intersection (300-feet) and spacing between driveways (150-feet). Consolidate and relocate driveways on Rodney Parham Road. The width of driveway must not exceed 36-feet. 6. The driveway on West Markham must be right turn in, right turn out only. Due to the narrow lot width of West Markham, the proposed driveway location is K February 6, 2003 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1370 acceptable. 7. Plans for all work in the 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) 379-1817 (Derrick Bergfield). 8. All driveways shall be concrete aprons per City Ordinance. 9. Stormwater Detention Ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available on the Burger King site and not adversely affected. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energv: No comment received. SBC: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planninq Division: No comment. Landscape Issues: The average street buffer width requirement along West Markham Street is 34 feet. The average buffer width proposed is 10 Y2 feet. The proposed landscape strip meets the Landscape Ordinance 6.7 feet minimum width requirement. The proposed street buffer along Rodney Parham Road meets the ordinance average 22 feet width requirement but in one area drops below the 11 foot width minimum by 4.3 feet. The proposed landscape strip meets the Landscape Ordinance 6.7 feet minimum width requirement. The proposed perimeter landscape strips along the northern and eastern lot lines drop below the 5 feet minimum width allowed by the Landscape Ordinance. February 6, 2003 SUBDIVISION ITEM NO.: 3 (Cont)- FILE NO.: S-1370 Proposed areas set aside for building and interior landscaping meet width ordinance requirements. Landscape Ordinance calculations take into account the 25% reduction allowed for rehabilitation of an existing site. G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) Mr. Joe White and Mr. Dickson Flake were present representing the application. Staff presented the item with a brief overview of the proposed development. Staff stated the review of the proposed development was different than the review of a new development on the site. Staff stated the applicant intended to rebuild a burned -out structure. Staff stated the applicant would however raze the building and start from, scratch. Staff requested the proposed building height, the proposed signage details and hours of operation be included in the general notes. Staff also requested any additional site lighting must be low level and directional, directed away from residentially zoned properties. Staff also requested the required screening of the dumpster be indicated on the site plan. Public Works comments were addressed. Staff stated a right -turn lane on West Markham Street was a requirement per the Master Street Plan. Staff also stated dedication of right-of-way 45-feet from the centerline of Rodney Parham Road would be required. Staff questioned the drive -through driveway location stating the location did not meet the ordinance requirement for spacing from the intersection and the spacing between driveways. Staff stated the applicant should consider consolidation and relocation of the driveways on Rodney Parham Road. Landscaping comments were addressed. Staff stated the site was being review as a whole and not as an out parcel to the site. Staff stated this- gave considerable flexibility in buffer and landscaping requirements to the site. There were no further items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated the common ingress -egress easement on the proposed site plan. The applicant has 0 February 6, 2003 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.- S-1 also indicated dumpster screening as requested, indicating the screening will conform to the Zoning Ordinance requirement. The applicant is requesting a waiver of Master Street Plan requirements related to the site. The request includes the waiver of a right -turn lane along West Markham Street, the waiver of right-of-way dedication along West Markham Street and a waiver of right-of-way dedication along Rodney Parham Road. Staff supports these requests. The applicant is also requesting a waiver in the number of required on -site parking spaces. The proposed development includes 18 spaces and the drive - through lane. This area can count toward the full-filment of the required spaces allowing an additional five (5) spaces (a total of 23 parking spaces). The typical minimum required parking spaces would be twenty-six (26) spaces based on one (1) space per one -hundred (100) square feet of gross floor area. Staff is supportive of the requested waiver of the number of on -site parking -spaces. The proposal is the reconstruction of a burned fast food restaurant: The applicant is rebuilding in close proximity to the existing structure and is not requesting any additional curb -cuts. The applicant is narrowing the drive along Rodney Parham Road and changing the drive to an exit only driveway. The applicant is also installing landscaping around the perimeter of the lease lines. Currently there is no landscaping in place. The area along the northern and eastern lease line falls short of the required five (5) foot minimum width allowed by the Landscape Ordinance. The applicant will seek a waiver of ,this requirement from the City Beautiful Commission. The applicant has not indicted on the proposed site plan the screening of the menu board speaker for the drive -through window. The applicant will be required to mount the speaker so the sound will baffled on all sides in a manner which will direct the sound produced to the vehicle served. The applicant will be required to provide a solid wall at least six (6) feet in height and twenty (20) feet in length along the opposite lane line. This wall shall be constructed of masonry or wood with a textured finish to diminish sound deflection. With the current lease lines in place, to redevelop the site to meet all existing Ordinance requirements would be near impossible. Staff supports the applicant in their effort to redevelop the site and supports the requested waivers and variances to allow reduced landscaping, a reduced number of on -site parking spaces, a waiver of Master Street Plan requirements to construct a right -turn lane on West Markham Street, a waiver of the right-of-way dedication to West Markham and Rodney Parham Road and a waiver of the driveway spacing requirement. February 6, 2003 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1370 I. STAFF RECOMMENDATION: Staff recommends approval of the proposed request subject to compliance with the conditions outlined in paragraphs D, E and F of this report, with the variances and waivers listed below: 1. Staff recommends the applicant install the required screening of the menu board per the Zoning Ordinance requirement. 2. Staff supports a waiver of the Master Street Plan requirement for a right - turn lane on West Markham Street. 3. Staff supports the waiver of the dedication of right-of-way along West Markham Street and Rodney Parham Road. 4. Staff supports the requested variance in the driveway spacing requirement for both West Markham Street and Rodney Parham Road. 5. Staff supports the request to allow a reduced number of on -site parking spaces. C.