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HomeMy WebLinkAboutS-1237 Staff AnalysisJanuary 21, 1999 ITEM NO.: 16 FILE NO.: 5--1237 NAME: Harvest Foods (Asher Avenue Site) - Subdivision Site Plan Review LOCATION: 6800 Asher Avenue DEVELOPER: Affiliated Foods Southwest, Inc. 12,103 I-30 Little Rock, AR 72203-3627 ENGINEER• Convenience Design, Inc. P. O. Box 164070 Little Rock, AR 72216 AREA: 6.84 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: C-3 ALLOWED USES: General Commercial PROPOSED USE: Gas pumps with canopy VARIANCES WAIVERS REQUESTED: 1.Waiver of required right-of-way dedication. 2.Waiver of required sidewalk construction. A. PROPOSAL/REQUEST: The applicant proposes to install four (4) gas pump islands and construct a 40 foot by 60 foot canopy covering the pumps within the parking lot of the Harvest Foods Store at 6800 Asher Avenue. 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 southeast corner of the property and will occupy approximately 18 of the existing parking spaces. The ordinance requires 76 parking spaces for this Harvest Foods Store. There will be 269 spaces remaining on the site after the canopy and gas pump islands are constructed. The applicant will also convert the two (2) drives for Asher Avenue into a single driveway, as requested by Public Works. The applicant is requesting a waiver of the required right- of-way dedication for this property. The applicant is also requesting a waiver of the required sidewalk construction. Public Works recommends denial of the waivers as requested. January 21, 1999 SUBDIVISION ITEM NO.: 16 Cont. FILE NO.: S-1237 B. EXISTING CONDITIONS: There is a mixture of uses and zoning in this general area. There are single-family residences located east of this site across Bryant Street and a convenience store at the northeast corner of Asher Avenue and Bryant Street. There is another convenience store at the northeast corner of Asher Avenue and West 36°h Street and a commercial use at the northwest corner of this intersection. There- is a mobile home park located to the west across West 36`h Street and a multifamily development north of the Harvest Foods site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one (1) letter of opposition. The John Barrow, College Terrace, and Westwood Neighborhoods were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Asher Avenue is listed on the Master Street Plan as a principal arterial. Dedication of right-of-way to 45 feet from centerline will be required. 2. Bryant Street is listed on the Master Street Plan as a collector street. Dedicate right-of-way to 30 feet from centerline. 3. A 20 feet radial dedication of right-of-way is required at the corner of Asher and Bryant. 4. Construct sidewalks on Bryant Street frontage. Eliminate one driveway on Asher Avenue per City of Little Rock Ordinance allowing one driveway per 300, of frontage. 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. 7. A Grading Permit for Special Flood Hazard Area per Sec. 29-186(b) is required. 8. A development Permit for Flood Hazard Area per Sec. 8-283 is required. 9. Contact the ADPC&E for approval prior to start of work. 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: No objection. Contact the Water Works if larger or additional meter(s) are required. 2 January 21, 1999 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO. 5-1237 Fire Department: No Comment. County Planning: No Comment received. CATA: No Comment received. F. ISSUESITECHNICALIDESIGN: 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 site plan will provide for better traffic circulation throughout the site. The main issue to be resolved is the applicant's request for waivers of right-of-way dedication and sidewalk construction. As noted in paragraph A of this report, Public Works is recommending denial of the waivers as requested. 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 denial of the waivers of right-of-way dedication and sidewalk construction. 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. As with item No. 14 and 15, the issue of vehicular circulation and stacking space was discussed. The applicant will also meet with Bill Henry, Traffic Engineer, to work out the best placement for the gas pumps and canopy. 3 January 21, 1999 SUBDIVISION ITEM NO.: 16 (Cont.) _ FILE NO.: S-1237 The applicant indicated that a waiver of right-of-way dedication and sidewalk construction would be requested, due again to the complex ownership of the property. Staff stated that a letter requesting the waivers should be submitted. There being no further issues for discussion, the Committee forwarded the site plan to the full Commission for final action. PLANNING COMMISSION ACTION: (JANUARY 21, 1999) Ron Rivers was present, representing the application. There were no objectors present. Staff gave a brief description of the proposed project and a recommendation of approval with conditions. Staff gave a recommendation of denial of the waivers of right-of-way dedication and sidewalk construction. Ron Rivers asked if the waiver requests would go to the City Board of Directors. Jim Lawson, Director of Planning and Development, explained that the Planning Commission makes a recommendation on the waivers and the City Board has to act on the waiver requests. Tad Borkowski, of Public Works, noted that the waivers would go to the Board of Directors on the third Tuesday in February. A motion was made to approve the site plan as recommended by staff. The motion passed by a vote of 11 ayes and 0 nays. In response to a question from Commissioner Hawn, the applicant stated that the reason for the waiver requests was the fact that Harvest Foods does not own the property. A second motion was made to approve the waivers of right-of-way dedication and sidewalk construction. The motion failed by a vote of 0 ayes and 11 nays. In