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HomeMy WebLinkAboutZ-6219 Staff AnalysisNovember 21, 1996 ITEM NO.: FILE NO.: Z-621 NAME: BELLA ROSA PARTNERSHIP POD LOCATION: Southwest corner of Highway 10 and Bella Rosa Road DEVELOPER: ENGINEER: Bella Rosa Partnership Pat McGetrick P. 0. Box 23120 11225 Huron Lane, Ste. 200 Little Rock, AR 72221 Little Rock, AR 72211 AREA: 7.50 ACRES NUMBER OF LOTS: I FT. NEW STREET: 0 ZONING: Transition POD PROPOSED USES: office, Conditioned Proposed Storage, & Mini -storage PLANNING DISTRICT: #1 River Mountain District CENSUS TRACT: 42.06 VARIANCES REQUESTED: N/A BACKGROUND: The applicant has met several times with staff to discuss several versions of a mini -storage project. A. PROPOSAWREQUEST: A one lot POD consisting of limited office space, conditioned storage and mini -storage. The primary use is mini -storage. B. EXISTING CONDITIONS: The site is currently vacant. The parcel is isolated from neighboring properties by a creek and two roadways. C. NEIGHBORHOOD COMMENTS: Staff has received no responses from the public on this proposal. November 21, 1996 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6219 D. ENGINEERING COMMENTS: PUBLIC WORKS: A sketch grading and drainage plan meeting the requirements of the special flood hazard area, and a development permit for flood hazard area is required. minimum floor elevation will be required of 277 NGVD for this construction site adjacent to the regulatory floodway. No construction is allowed within the regulatory floodway limits and the building should be 25 feet from the regulatory floodway. Traffic Engineering recommends that a profile be provided to ensure sight distance availability for the driveways as shown. The northern driveway on Bella Rosa drive should be a 100 feet edge of driveway from the right-of-way line for Arkansas Highway 10. Driveway shown on Arkansas State Highway 10 should be 100 feet from the right-of-way of Bella Rosa drive right-of-way. Arkansas Highway 10 requires dedication of right-of-way to 55 feet from centerline for this principal arterial. Bella Rosa with an existing 50 foot right-of-way as shown should have a 60 foot right-of- way for this commercial frontage and the street should be widen as 18 feet from centerline with the sidewalk. Sidewalk will also be required on Arkansas State Highway 10. Stormwater detention ordinance applies to this development. A radial dedication of right-of-way is required at the intersection of right-of-way from Bella Rosa Drive and the right-of-way for Arkansas State Highway 10. Bella Rosa Drive is a 27 foot chipseal with no walks and open ditches, the curve radius from Arkansas State Highway 10 into Bella Rosa is a 20 foot radius and will be required to be improved to a 31 % foot curve radius with street construction. 1992 ADT for Cantrell, just west of Bella Rosa was 7,970. E. UTILITY COMMENTS/FIRE DEPARTMENTICOUXTY PLANNING: Wastewater: Sewer available Arkla: No comment Southwestern Bell: OK Water: A water main extension AP&L: Basements required. Fire Department: OK County Planning: No comment 2 possibly across both lots. November 21, 1996 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.* Z-6219 F. ISSUES/TECHNICAL/DESIGN: Landscape: A portion of the landscape buffer along Bella Rosa Drive drops below the 15 foot width requirement of the Highway 10 overlay District by five feet. Trees with an average spacing of 20 feet are required within the on-site landscape buffer along Highway No. 10. The zoning ordinance reguries that this site be screened with a six foot high opaque wooden fence with its face side directed outward or with dense evergreen planting from the residential properties to the south and west. Issues: The following are unresolved items on the POD submittal. * What is the proposed square footage of office use in the conditioned storage building? * Add a detailed project summary section to the site plan. Information should include: a) areas to be paved. b) square feet of landscaping c) square feet for each building d) give each building a number. e) use of parking area outside controlled access f) define outside storage areas. g) height, architectural type, color of each building h) hours of operation is the project to be phased? Provide signage and lighting plan. lanning Division: The site is located in the River Mountain District. The adopted Land Use Plan recommends Transition. The use proposed does not meet the land use definition approved by the Planning Commission last spring. Staff would recommend that the Commission not approve the PDO based on its previous action, which excludes warehouses uses from Transition. 3 November 21, 1996 SUBDIVISION ITEM NO.: 10 - (Cont. ) FILE NO.: Z-6219 G. ANALYSIS: The site currently has a transitional designation on the adopted Land Use Plan. The primary use of this proposal is warehousing/mini-storage which are an industrial uses and not consistent with the transition designation. H. STAFF RECOMMEtaATIONS: DENIAL of the POD request (Z-6217 as illustrated on the proposed site plan. If the Planning Commission approves this submittal, then project conditions listed in paragraphs D, E and F of this report should apply. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 31, 1996) Pat McGetrick presented the project to the subdivision Committee. Larry Jones asked Mr. McGetrick a number of questions concerning number of square feet allocated for office, conditioned storage, and mini -storage. After some discussion, the Subdivision Committee referred this item to the November 21, 1996 meeting of the Planning Commission for determination. PLANNING COMMISSION -ACTION: (NOVEMBER 21, 1996) Larry Jones presented the staff report. Jim Lawson explained the possible uses available to the developer in the Transitional Zones along Highway 10. Mr. Lawson indicated that office, multifamily or single family uses would be appropriate. This site is within a transitional zone however the primary land use proposed is mini -storage. Tony Bozynski read the definition for "transition zone- from the Higway 10 Ordinance Overlay adopted in 1986. Robert Brown made the presentation for the proponents. He stated that the proposed mini -storage and conditioned warehouse was consistent with the Land Use Plan. This definition was in direct conflict to that given by Mr. Lawson. Mr. Brown went on to outline the various aspects of the proposal in great detail. Mr. Brown submitted a color rendering that specifies a mix of the land uses proposed. He asked that this be considered a part of the official application. Commissioners Adcock and Berry asked questions of staff concerning the confusion in the type of uses allowable in the transition zone along Highway 10. There was a lengthy discussion between the commissioners and Mr. Lawson. Mr. Brown also participated in the land use plan discussion. 4 November 21, 1996 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6219 Gene Pfeifer, area landowner, spoke in opposition to the proposed rezoning. Ruth Bell ask the Planning Commission to support the Highway 10 Plan and deny the rezoning to allow -mini-warehouse-. Commissioner LiChty made several comments concerning the land use plan and possible land uses for this site. Motion to "call the question- meaning to approve the rezoning as submitted. Motion failed with 2 ayes, 6 nays, 1 abstention and 2 absent. The item is denied. 5