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HomeMy WebLinkAboutS-01235 Staff AnalysisJanuary 21, 1999 ITEM NO.: 14 FILE NO.: Z-3454-I NAME: Harvest Foods (Stagecoach Road site) - Zoning Site Plan Review LOCATION: 10,320 Stagecoach Road DEVELOPER• ENGINEER: Affiliated Foods Southwest, Inc. Convenience Design, Inc. 12,103 I-30 P. O. Box 164070 Little Rock, AR 72203-3627 Little Rock, AR 72216 AREA: 2.64 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: C-2 ALLOWED USES: Commercial PROPOSED ❑SE: Gas pumps with canopy VARIANCESIWAIVERS REQUESTED: Deferral of sidewalk construction along Stagecoach Road. A. PROPOSAL RE UEST: The applicant proposes to install four (4) gas pump islands and construct a 40 foot by 60 foot canopy covering the pumps within the existing parking lot of the Harvest Foods Store at 10,320 Stagecoach Road. There will be a small enclosed area (kiosk) near the center of the canopy where an attendant will be on duty to collect payment for the fuel. The proposed canopy will be approximately 19 feet in height. The canopy and gas pumps will be located near the front (east side) of the property and will occupy 18 of the existing parking spaces. The ordinance requires 68 parking spaces for the Harvest Foods store. There will be 86 spaces remaining on the site after the canopy and gas pump islands are constructed. The applicant is requesting a deferral of sidewalk construction along Stagecoach Road. Public Works indicates support of the deferral request until the Stagecoach Road improvements (which are currently underway) are completed. January 21, 1999 SUBDIVISION ITEM NO.: 14(Cont.)FILE NO.: 2-3454-I B. EXISTING CONDITIONS: This area contains commercial uses along the west side Stagecoach Road, at the northwest and southwest corners of Stagecoach Road and Otter Creek Parkway. There is a Southwestern Bell substation and undeveloped commercial property to the east across Stagecoach Road. The property immediately west of the Harvest Foods site is undeveloped with the two churches located further west and multifamily residences to the northwest across Otter Creek Parkway. C. NEIGHBORHOOD COMMENTS: Staff has received one (1) informational phone call 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. Layout of gas pumps must be reworked to provide better circulation. Contact Bill Henry Traffic Engineer. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3.Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Existing topographic information at maximum five foot contour interval 100 year base flood elevation is required. 6. A Sketch Grading and Drainage Plan per Sec. 29-186(e) is required. E. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment. Water: Contact the Water Works if larger or additional meter(s) are required. Fire Department: No Comment. County Plannin : No Comment received. CATA: No Comment received. 2 January 21, 1999 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: z-3454-I F. ISSUES TECHNICAL DESIGN: Planning Division: No Comment. Landscape Issues: No Comment. G. ANALYSIS• The applicant submitted a revised site plan to staff on January 6, 1999. The applicant has worked with Bill Henry, the City's Traffic Engineer, in revising the site plan. The Public Works staff feels that the revised plan will provide for better traffic circulation throughout the site. As noted in paragraph A, the applicant is requesting a deferral of sidewalk construction along Stagecoach Road. Public Works has indicated support of the deferral as noted. Otherwise, staff can foresee no other issues to be resolved. The proposed gas pump islands and canopy should have no adverse effect on the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. Staff recommends approval of the deferral of sidewalk construction until the Stagecoach Road improvements are completed. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 30, 1998) Ron Rivers, Art Deming and Al Upton were present, representing the application. Staff gave a brief description of the site plan. Staff noted that the main area of concern was the location of the gas pumps and canopy within the existing parking area in relation to vehicular circulation and stacking space. This issue was discussed at length. It was determined that the applicant would meet with Bill Henry, Traffic Engineer, to work out the placement of the gas pumps and canopy. There being no further issues for discussion, the Committee forwarded the site plan to the full Commission for final action. 3 January 21, 1999 SUBDIVISION ITEM NO.: 14 Cont.) FILE NO.: 5-3454--I PLANNING COMMISSION ACTION: (JANUARY 21, 1999) Ron Rivers were present, representing the application. There was one objector present. Staff gave a brief description of the proposed project and a recommendation of approval with conditions. Janet Berry addressed the Commission in opposition to the application. She stated that her primary concern was the visual impact that the canopy will have on the entrance to the Otter Creek Neighborhood. She stated that this proposal was not in the Otter Creek Newsletter. Commissioner Nunnley asked if the proper notification was given. Stephen Giles, City Attorney, stated that the applicant followed proper procedures for notification. Staff noted that notices were mailed to the Otter Creek Neighborhood Association and the Crystal Valley Neighborhood Association on December 18, 1998. There was a general discussion relating to a "tear -down" clause being placed on the application. Mr. Giles stated that an abandonment clause could not be placed on the application. He stated that if the pumps were abandoned and it creates a nuisance then the city could require that it be removed. Commissioner Berry stated that the installation of the gas pumps within existing parking area would be a smart growth positive issue due to the fact that it would be an added convenience to the area and it would reduce the amount of traffic and parking area. A motion was made to approve the application as recommended by staff. The motion passed by a vote of 11 ayes, 0 nays and 0 absent. 4