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HomeMy WebLinkAboutZ-6398-A Staff AnalysisMarch 8, 2001 ITEM NO.: 4 NAME: Loftin - Short -Form PCD FILE NO.: Z -6398-A LOCATION: North side of County Line Road, approximately 300 feet east of Vimy Ridge Road 1 RvEL0PER Doug Loftin Construction 612 Oakdale Alexander, AR 72002 ENGINEER: Hope Engineers, Inc. 203 Lillian Street Benton, AR 72015 AREA: 3.54 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: Single -Family Residential PROPOSED USE: Mini -Warehouses and Daycare VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the 3.54 acre property along the north side of County Line Road (approximately 300 feet east of Vimy Ridge Road) from R-2 to PCD to allow a mini -warehouse and daycare development. As a component of the proposed PCD rezoning, the applicant proposes to subdivide the property into two (2) lots. The following is the proposed development criteria for the property: TRACT A TRACT B Proposed Uses: Mini -warehouse Daycare (general/ professional office as alternate use) Number of Buildings: 5 1 Total Building Area: 25,400 sq. ft. 6,000 sq. ft. Building Height: 12 feet 19 feet Parking: 3 spaces 27 spaces Hours: 6:00 a.m. - 8:00 p.m., daily 6:00 a.m. - 7:00 p.m., Monday -Friday March 8, 2001 SUBDIVISION ITEM NO.• 4 (Cont.) FILE NO.: Z -6398-A As noted above, Tract A is proposed for mini -warehouses. The site plan shows that 1,350 square feet of the westernmost building will be used as a manager's apartment. Tract A will be accessed by utilizing a proposed driveway near the southwest corner of the property. The site plan also shows a ground -mounted sign for Tract A, along the east side of the drive (maximum height - 10 feet, maximum area - 48 square feet). Tract B is proposed for a daycare use (general/professional office as an alternate use). The applicant notes that there will be a maximum of 100 students and 12 employees. A single driveway near the center of Tract B will be utilized to access this lot. The site plan shows a ground - mounted sign along the east side of the driveway (maximum height - 6 feet, maximum area - 24 square feet). The applicant notes that there will be no dumpster on either lot and that any site lighting will be low-level and directed away from adjacent residential property. The applicant has also proposed a land use plan amendment for the property (Item 4.1. on this agenda). B. EXISTING CONDITIONS: The property is undeveloped wooded. There are single- family residences to the east and north. A convenience store is located immediately west of the site, with a Family Dollar Store further west across Vimy Ridge Road. There is an elementary school to the south, across County Line Road (Bryant School District). C. NEIGHBORHOOD COMMENTS: The Alexander Road, Quail Run, Meyer Lane and Southwest Little Rock United for Progress Neighborhood Associations were notified of the public hearing. As of this writing, staff has received no comment from the neighborhood. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. County Line Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from section lane will be required. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to 2 March 8, 2001 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z -6398-A this street including 5 -foot sidewalk with planned development. 3.Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Stormwater detention ordinance applies to this property. 6.Easements for proposed stormwater detention facilities are required. 7. Street Improvement plans shall include signage and striping. Completed plans must be approved by Traffic Engineering prior to construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. Entergy: No Comment received. ARKLA : No Comment. Southwestern Bell: No Comment received. Water: Water main extension will be 8 -inch ductile iron. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. Fire Department: No Comment. County Planning: No Comment. CATA: Proposed site has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Commercial Development for mini -storage and daycare facilities. The property is currently zoned R-2 Single Family. A Land Use Plan amendment for a change to Commercial is a separate item on this agenda. 3 March 8, 2001 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z -6398-A City Recognized Neighborhood Action Plan: The Chicot West/I-30 South Neighborhood Action Plan states in the Housing and Neighborhood Revitalization goal the action statement of concentrating "...development efforts in the more urbanized northern portion of the study area..." and "...view the southern portion of the study area as an `urban reserve' to be developed as market forces become stronger in the area." This reclassification is located next to the southern boundary of the study area. Landscape Issues: The plan submitted does not allow for the average 12 foot width required for the street buffer (9 -foot minimum at any given point) nor the 6.7 foot wide minimum landscape strips required between the two sites and along the western perimeter. Tract "B" is 422 square foot short of the 902 square foot interior landscaping required within the interior of the paved area. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings, is required along the northern and eastern perimeters of the site. The 20 -foot wide easement area along the northern perimeter cannot count as part of the 12 -foot wide land use buffer required. A total of 70% of this buffer must remain undisturbed. An irrigation system to water landscaped areas will be required. G. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 15, 2001) Doug Loftin and Bill Hope were present, representing the application. Staff briefly described the proposed PCD and noted that additional information on the project was needed. The applicant noted that a two -lot plat was part of the PCD proposal. 4 March 8, 2001 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z -6398-A The Public Works requirements were briefly discussed, specifically the required right-of-way dedication. Mr. Loftin indicated that the Public Works requirements would be complied with. The landscaping requirements were also discussed. Bob Brown, of the Planning Staff, noted that additional perimeter buffer areas and interior landscaping was needed. The utility easements were discussed with respect to the landscaped areas. Mr. Hope noted that the proposed sewer easement could be moved to the interior of the site. This issue was briefly discussed. After the discussion, the Committee forwarded the PCD to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on February 21, 2001. The revised plan addresses most of the technical design issues as raised by staff and the Subdivision Committee. Bob Brown, of the Planning Staff, reviewed the revised site plan and noted that the areas set aside for landscaping and buffers conform to ordinance standards. The revised plan also shows the six (6) foot screening fence along the north and east property lines. Public Works also reviewed the revised site plan and noted that the plan conforms to the requirements as noted in paragraph D. of this report. Public Works notes that the fire department needs to approve the internal circulation around the southernmost mini -warehouse building, based on the fact that the southernmost drive width was reduced to provide an increased street buffer. As noted in paragraph A., a total of 100 students and 12 employees is proposed for the daycare use on Tract B. This would typically require a minimum of 22 on-site parking spaces. A total of 27 spaces is shown for Tract B. The site plan does not provide back -out areas for the parking spaces at the end of each isle. 5 March 8, 2001 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z -6398-A To staff's knowledge, the internal circulation around the southernmost mini -warehouse building and the lack of back- out areas for the daycare parking are the only outstanding site design issues. Although the applicant has done an above average job in addressing the technical site design issues associated with this property, staff cannot support the uses as proposed. Staff feels that the proposed mini -warehouse use is not appropriate for nor compatible with the general area. This is primarily due to the fact that the use is of C-4 type and adjacent to single family residential and school uses. I. STAFF RECOMMENDATIONS: Staff recommends denial of the PCD rezoning request. PLANNING COMMISSION ACTION: (MARCH 8, 2001) Doug Loftin was present, representing the application. There were several persons present in opposition to the proposed PCD. Staff briefly described the proposed PCD with a recommendation of denial. Doug Loftin addressed the Commission in support of the application. He stated that the property is zoned MF -6 and not R-2. Chairman Rector asked about the MF -6 zoning issue. Brian Minyard, of the Planning Staff, explained that the property was zoned R-2 from MF -6 at the time of the neighborhood plan for this area. He explained that the current property owner, Mr. Loftin, had purchased the property during the time of the rezoning process, and that the notice of rezoning went to the previous property owner based on the current county records at that time. Mr. Loftin stated that he was ready to develop the property, and that if the PCD is not approved he would construct apartments. Janet Berry, of SWLR UP, noted that SWLR Up met and voted to oppose the proposed land use plan amendment and PCD rezoning. She noted the concerns of her association as noted in a letter dated March 7, 2001. She stated that SWLR UP supported the 6 March 8, 2001 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z -6398-A Irish Spring Estates neighborhood. Ms. Berry also noted that the Bryant School District was opposed to the previous land use plan amendment. Gary Patterson addressed the Commission in opposition to the proposed land use plan amendment and PCD. He stated that the proposed project would not be compatible with the adjacent Irish Spring Estates neighborhood. He expressed opposition the both the mini -warehouse and daycare uses. Michelle Ready also addressed the Commission in opposition. She expressed concern with the close proximity of the proposed development to the single-family neighborhood to the north and east. She stated that she would like this property to remain residential. Joe Longinotti also spoke in opposition to the proposed development. He noted that the proposed development would not be compatible with the adjacent residential property. Mr. Loftin asked if County Line Road was going to be connected to the future South Loop as a minor arterial. Bob Turner, Director of Public Works, noted that the intent is for County Line Road to extend to the east and connect with the future South Loop. Mr. Loftin asked about the construction standards for a minor arterial. Mr. Turner noted that the required construction would include four (4) lanes and a center turn lane, five (5) lanes total. There was additional discussion about the street classification and the proposed uses at this location. There was a motion to approve the Land Use Plan Amendment. The motion failed by a vote of 0 ayes, 9 nays and 2 absent. There was a second motion to approve the PCD rezoning as presented by the applicant. The motion failed by a vote of 0 ayes, 9 nays and 2 absent. The applications were denied. 7