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HomeMy WebLinkAboutS-1198 Staff AnalysisJune 11, 1998 ITEM NO.: 16 FILE NO.: S-11 NAME: Grubbs, Gardner and Hoskins - Revised Subdivision Site Plan LOCATION: Southeast corner of Otter Creek and Stagecoach Roads DEVELOPER: ENGINEER: Grubbs, Gardner & Hoskins, Inc. McGetrick Engineering 10501 Stagecoach Road 319 East Markham Street Little Rock, AR 72209 Little Rock, AR 72201 AREA: 3.58 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: C-3 ALLOWED USES: Commercial PROPOSED USE: Expansion of engineering offices and laboratories VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The 3.58 acre site at the southeast corner of Otter Creek and Stagecoach Roads is the existing location of Grubbs, Gardner and Hoskins, an engineering firm. The site consists of several buildings which house offices, laboratories and storage space. A. PROPOSAL RE UEST: The applicant proposes a building expansion, a new building and a parking lot expansion. The building expansion will add 3,660 square feet to the main office building. A free- standing 1,600 square foot building will be constructed within the east half of the property and used for additional laboratory space. A parking lot expansion, adding 10 parking spaces, is also proposed, along with a service drive. B. EXISTING CONDITIONS: There are several single-family residences to the south of this property with undeveloped land and a creek to the east and north across Otter Creek Road. An auto salvage yard, other commercial uses and additional undeveloped commercial property is located along the west side of Stagecoach Road. June 11, 1998 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: S-1198 C. NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comment as of this writing. The Otter Creek'and Crystal Valley Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road and Otter Creek Road on the Master Street Plan as a minor arterial, dedication of right-of- way to 45 feet from centerline will be required. Construct full improvements beyond AHTD construction to MSP standards or make 15% in -lieu contribution for construction. 2. Sidewalks shall be shown conforming to Sec. 31-175 and the "MSP". 3. All driveways shall be concrete aprons per City Ordinance. 4. The minimum Finish Floor elevation of 293 feet is required to be shown on plat and grading plans. 5. Stormwater detention Ordinance applies to this property. 6. Easements for proposed stormwater detention facilities are required. A drainage easement on the south property line is also required. 7. Provide copy of access easement with adjacent landowner. 8. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 9. Stagecoach Road has a 1995 average daily traffic count of 8,200 vehicles. 10. Otter Creek has a 1995 average daily traffic count of 3,200 vehicles. 11. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic Engineering prior to construction in right-of-way. 12. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 13. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 14. Utility excavation within proposed rights -of -way shall be per Article V of Sec. 30. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main located on property. Show easements if applicable. 2 June 11, 1998 SUBDIVISION ITEM NO.: 16(Cont.)FILE NO.: 5-1198 AP&L: No Comment. ARKLA: No Comment. Southwestern Bell: No Comment received. Water: Contact the Water Works if larger and/or additional meter(s) are required. Acreage charge of $150 per acre may apply in addition to normal connection charges. Fire Department: Contact Dennis Free at 918-3752 regarding fire hydrant placement. County Plannin : No Comment received. CATA: CATA does not serve the area. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: Areas set aside for buffers and landscaping --meet ordinance requirements when averaged out. However, the proposed parking area extends approximately 9 feet into the 20 foot full width requirement along Stagecoach Road. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. A 6 foot high opaque screen is required to help screen this property from the residential property to the south. The preferred screen would probably be dense evergreen plantings. Prior to a building permit being issued, three copies of a detailed landscape plan must be submitted to and approved by Bob Brown, Plans Review Specialist. He may be reached at 371-4864. G. ANALYSIS: The applicant submitted a revised site plan to staff on May 27, 1998. The revised plan complies with the concerns raised by the Subdivision Committee and staff. The 10 new parking spaces complies with ordinance requirements for the office expansion (3,660 square feet). Parking exists on the site to serve the existing buildings. 3 June 11, 1998 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO. S-1198 The proposed building expansion and laboratory building comply with the ordinance required setbacks. H. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan subject to compliance with the conditions noted in paragraphs D, E and F of this report. SUBDIVISION COMMITTEE COMMENT: (MAY 21, 1998) Pat McGetrick was present, representing the application. Staff gave a brief description of the site plan. Staff noted several minor adjustments which needed to be made on the site plan. The Public Works requirements were briefly reviewed. It was noted that a sidewalk would need to be constructed along Stagecoach Road. After the brief discussion, the Committee forwarded the site plan to the full Commission for final action. PLANNING COMMISSION ACTION: (JUNE 11, 1998) Pat McGetrick was present, representing the application. There were two persons present with concerns. Staff gave a brief description of the site plan and a recommendation of approval with conditions. Pat McGetrick addressed the Commission in support of the application. He briefly described aspects of the project. Ray Denison addressed the Commission. Mr. Denison stated that he owns the property south of this property. He said the property needs to be cleaned up. His main concerns was in regards to the 20 foot drainage easement which runs along the south side of this property. Paula Perry addressed the Commission. She stated that she owns the property east of this site. She also stated that the property needs to be cleaned up. She also noted concerns with the 20 foot drainage easement. Tad Borkowski, of Public Works, noted that the applicant had agreed to dedicate the drainage easement and that the city would improve the easement area. He stated that this was the natural 4 June 11, 1998 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: S-1198 channel for the drainage. He said that improvement of the drainage easement would help improve drainage in the general area. There was a general discussion'concerning the drainage easement area. Bob Turner, of Public Works, stated that the Public Works Department would assure that the water that leaves this property will do so at its natural location. He also noted that this property will have to conform to the stormwater detention ordinance. Pat McGetrick noted that this property will be cleaned up and maintained as part of the development plan. Commissioner Putnam asked about the screening requirements. Bob Brown noted that screening (opaque fence or evergreen plantings) will be required along the south property line. There was additional discussion relating to the drainage easement area, the stormwater detention ordinance and liability for flooding. A motion was made to approve the site plan with the conditions recommended by staff. The motion passed by a vote of 8 ayes, 1 nay and 2 absent. 5