Loading...
HomeMy WebLinkAboutZ-7022 Staff AnalysisFILE NO.: Z-7022 NAME: Cantrell Loops Subdivision (Lot 1) - Short -Form PD -C LOCATION: North side of Cantrell Road at Taylor Loop Road (east leg) DEVELOPER: ENGINEER: CLP I -III c/o Tom Cole 900 S. Shackleford Road Little Rock, AR 72211 McGetrick and McGetrick 319 E. Markham St., Suite 202 Little Rock, AR 72201 AREA: 2.275 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R -2/C-3 ALLOWED USES: Single Family Residential/ Commercial PROPOSED USE: Commercial VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/PROQUEST: The applicant proposes to rezone the proposed Lot 1, Cantrell Loops Subdivision from R -2/C-3 to PD -C for a Walgreens Drug Store development. The proposed site plan shows a single building near the center of the lot, with a total of 14,490 square feet. The building will have a height of approximately 20 feet. The proposed development will have two (2) access points, one (1) from a shared drive between Lots 1 and 2, Cantrell Loops Subdivision and one (1) from a drive along the Lot 1 frontage approximately 300 feet to the west. The shared drive between Lots 1 and 2 will align with Taylor Loop Road. A total of 68 parking spaces is proposed to serve the drug store development. A drive-thru window for the pharmacy is proposed on the north side of the building. FILE NO.: Z-7022 (Cont.) B_ C. M The proposed site plan also shows a ground -mounted sign near the southeast corner of the parking area. The applicant notes that the sign will comply with the Highway 10 Design Overlay District. The applicant notes that the proposed Walgreens Store will be open 24 hours a day. The applicant is also requesting C-3 permitted uses as alternate uses for the site should Walgreens ever vacate the building. EXISTING CONDITIONS: There are two (2) abandoned single family residences located within the southern portion of the property along Cantrell Road. The northern portion of the property is mostly wooded. There is a commercial development located to the east, with single family residences to the west. There are commercial uses at the southwest corner of Cantrell Road and Taylor Loop Road, with a single family residence at the southeast corner. The property to the north is undeveloped and zoned R-2. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls (as a result of the posted sign) from persons requesting information on the application. The Westchester/Heatherbrae, Secluded Hills and Westbury Neighborhood Associations were notified of the public hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to this street including 5 -foot sidewalk with planned development. 3. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. Construct southbound through -lane in addition to the proposed left and right -turn lanes (100 -ft. taper and 150 -ft, storage length for turn lanes). FILE NO.: Z-7022 (Cont. 6. Access easement must,accommoaate street and dual sidewalks. 7. Stormwater detention ordinance applies to this property. 8. Easements for proposed stormwater detention facilities are required. 9. Verify sight distance for driveway on Cantrell Road. 10. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 11. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 12. Grading permit will be required on this development by Ordinance 18,361. 13. NPDES and grading permits are required prior to construction, site grading, and drainage plan will need to be submitted and approved. 14. A sketch grading and drainage plan, a special flood hazard permit, and a special grading permit for flood hazard areas are required. ADEQ and NPDES permit is also required. 15. The minimum Finish Floor elevation of 291 feet (msl) is required to be shown on plat and grading plans. 16. Maximum driveway width is 36 feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. Entergy: A 30 foot easement is requested along the west property line for all three-phase overhead extensions, no exceptions. Contact utility for details. ARKLA: No Comments received. Southwestern Bell: No Comment received. Water: An acreage charge in the amount of $300 per acre applies to this property and a development fee based on the size of connection will apply for connections larger than 4" to Lot 1 in addition to normal charges. On-site fire protection may be required. Fire Department: Place fire hydrants per City Code. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. CATA: Project site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. 3 FILE NO.: Z-7022 (Cont. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a Planned Development - Commercial for a drug store. The property is currently zoned R-2 Single Family and C-3 General Commercial. A land use plan amendment is not required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal listed one action statement relevant to this case. The action statement calls for the preservation of the Highway 10 Design Overlay District. Landscape Issues: The plan submitted does not allow for the 8 percent interior landscape islands required within the on-site paved area. Additionally, a 3 -foot wide building landscape area is required between the public parking area and building. Considerable flexibility is allowed with the building landscaping requirement. An irrigation system to water landscaped areas is required. 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 western site perimeters. A minimum of 705 of the northern and western land use buffers must remain undisturbed. G. SUBDIVISION COMMITTEE COMMENT: (MAY 10, 2001) Pat McGetrick and Tom Cole were present, representing the application. Staff briefly described the proposed PCD, noting that some additional project information was needed. The Public Works requirements were briefly discussed. It was noted that the access easement between Lots 1 and 2, Cantrell Loops Subdivision needed to be increased to 60 4 FILE NO.: Z-7022 (Cont.) feet wide. Public Works noted, that the proposed drive locations were acceptable. The need for a traffic signal at the intersection of Cantrell Road and Taylor Loop Road was discussed. Mr. McGetrick noted that the applicant wished to make a contribution toward the future traffic signal installation. The landscape requirements were briefly discussed. Bob Brown, of the Planning Staff, noted that some additional interior landscaping would be required. Mr. McGetrick stated that the additional landscaping would be provided. After the discussion, the Committee forwarded the PD -C to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on May 16, 2001. The revised plan addresses the issues as raised by staff and the Subdivision Committee. The dumpster area, screening fence, building height and additional interior landscaping have been shown on the revised plan. The revised plan provides a total of 68 parking spaces. Thirteen parking spaces have been removed from the originally submitted plan to allow for additional interior landscaping. The typical minimum parking requirement for a commercial use of this size is 52 spaces. Staff supports the parking plan as proposed. Public Works has reviewed the revised site plan and notes that all issues have been resolved. The access easement between Lots 1 and 2 has been increased to a 60 foot width and a sidewalk has been shown on each side of this access drive as required. The required sidewalk along Cantrell Road has also been shown. The proposed site plan shows a ground -mounted sign near the southeast corner of the parking area. The applicant notes that this sign will comply with the Highway 10 DOD requirements. The sign must be monument -type, with a maximum height of six (6) feet and a maximum area of 100 square feet. To staff's knowledge, there are no issues left to be resolved, as the applicant has done a good job in 5 FILE NO.: Z-7022 (Cont.) addressing the issues as Raised by staff and the Subdivision Committee. Staff feels that the proposed development will have no adverse impact on the general area, as the site plan conforms to the Highway 10 DOD with respect to building setbacks, sign details and landscape and buffer areas. I. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -C zoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. The proposed ground -mounted sign must conform to the Highway 10 DOD standards as noted in paragraph H. of this report. 3. Any site lighting must be low-level and directed away from adjacent property. 4. The dumpster area must be screened on three (3) sides with an 8 foot high opaque fence or wall. 5. Staff recommends C-3 permitted uses as alternate uses for the property. PLANNING COMMISSION ACTION: (MAY 31, 2001) Item 4 and 4.1 were discussed simultaneously by the Planning Commission. Pat McGetrick and Tom Cole were present, representing the application. Staff briefly described the preliminary plat and PD -C rezoning with recommendation of approval subject to the conditions noted. There were two (2) persons present with concerns. Pat McGetrick briefly explained the project. He noted that the site lighting would be low-level. He also noted that the Walgreens Store would be a 24-hour operation. The hours of operation were briefly discussed. Mr. McGetrick noted that if the 24-hour operation is not feasible, the hours will be shortened. Commissioner Muse asked about the C-3 permitted uses as alternate uses for the property. Staff explained that if Walgreens vacates the building, another C-3 permitted use could occupy the structure. 6 FILE NO.: Z-7022 (Cont.) Keith Wingfield addressed the Commission and noted that he represented Linda Converse, an abutting property owner. He spoke in favor of the application. He noted that he would like the record to reflect that the Walgreens property is partially zoned R-2 and is being rezoned to commercial. Nathan Culp, president of the Westbury Neighborhood Association, addressed the Commission with concerns. He noted support of Walgreens putting a traffic signal at the intersection of Taylor Loop and Cantrell Roads. He noted concerns with C-3 permitted uses being alternate uses for the commercial building. Virginia Strohmeyer-Miles, secretary of the Westbury Neighborhood Association, concurred with the remarks made by Mr. Culp. She noted concern that Cantrell Road would not support additional commercial traffic. She stated that she was concerned with additional commercial zoning in the area. Commissioner Adcock asked about a traffic signal at the intersection of Taylor Loop and Cantrell Roads and if the developer agreed to pay for and construct the signal. Tad Borkowski, of Public Works, noted that a signal was warranted for this intersection. In response to Commissioner Adcock's question, Pat McGetrick stated that the applicant would commit to installing a traffic signal at this intersection as part of the PD -C development. He stated that the traffic signal would be installed and operational when the commercial building opens for business. Cindy Dawson, City Attorney, stated that this PD -C rezoning had no bearing on whether the adjacent property owned by Linda Converse could be rezoned. There was additional discussion about having C-3 permitted uses as alternate uses for the development. Jim Lawson, Director of Planning and Development, explained that if Walgreens vacated the commercial building, another C-3 permitted use could occupy the building without further Planning Commission review. He noted that the site plan could not be significantly altered without Planning Commission review. There was a motion to approve the PD -C rezoning subject to the conditions as recommended by staff and the condition that the traffic signal be in place and operational prior to a business opening at this location (intersection of Cantrell Road and the east leg of Taylor Loop Road). The motion passed by a vote of 6 ayes, 0 nays, 3 absent, 1 abstention (Rector) and 1 open position. VA FILE NO.: Z-7022 (Cont. There was a second motion to approve the preliminary plat as recommended by staff. The motion passed by a vote of 6 ayes, 0 nays, 3 absent, 1 abstention (Rector) and 1 open position. 8 May 31, 2001 ITEM NO.: 4.1 FILE NO.: Z-7022 NAME: Cantrell Loops Subdivision (Lot 1) - Short -Form PD -C LOCATION: North side of Cantrell Road at Taylor Loop Road (east leg) n7VELOPER: ENGINEER: CLP I -III McGetrick and McGetrick c/o Tom Cole 319 E. Markham St., Suite 202 900 S. Shackleford Road Little Rock, AR 72201 Little Rock, AR 72211 AREA: 2.275 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R -2/C-3 ALLOWED USES: Single Family Residential/ Commercial PROPOSED USE: Commercial VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/PRO42EST: The applicant proposes to rezone the proposed Lot 1, Cantrell Loops Subdivision from R -2/C-3 to PD -C for a Walgreens Drug Store development. The proposed site plan shows a single building near the center of the lot, with a total of 14,490 square feet. The building will have a height of approximately 20 feet. The proposed development will have two (2) access points, one (1) from a shared drive between Lots I and 2, Cantrell Loops Subdivision and one (1) from a drive along the Lot 1 frontage approximately 300 feet to the west. The shared drive between Lots I and 2 will align with Taylor Loop Road. May 31, 2001 SUBDIVISION ITEM NO.: 4.1 (dont.) FILE NO.: Z-7022 A total of 68 parking spaces is proposed to serve the drug store development. A drive-thru window for the pharmacy is proposed on the north side of the building. The proposed site plan also shows a ground -mounted sign near the southeast corner of the parking area. The applicant notes that the sign will comply with the Highway 10 Design Overlay District. The applicant notes that the proposed Walgreens Store will be open 24 hours a day. The applicant is also requesting C-3 permitted uses as alternate uses for the site should Walgreens ever vacate the building. B. EXISTING CONDITIONS: There are two (2) abandoned single family residences located within the southern portion of the property along Cantrell Road. The northern portion of the property is mostly wooded. There is a commercial development located to the east, with single family residences to the west. There are commercial uses at the southwest corner of Cantrell Road and Taylor Loop Road, with a single family residence at the southeast corner. The property to the north is undeveloped and zoned R-2. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls (as a result of the posted sign) from persons requesting information on the application. The Westchester/Heatherhrae, Secluded Hills and Westbury Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to this street including 5 -foot sidewalk with planned development. 3. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. FIA May 31, 2001 SUBDIVISION ITEM NO.: 4.1 (Cont.) FILE NO.: Z-7022 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. Construct southbound through -lane in addition to the proposed left and right -turn lanes (100 -ft. taper and 150 -ft. storage length for turn lanes). 6. Access easement must accommodate street and dual sidewalks. 7. Stormwater detention ordinance applies to this property. 8. Easements for proposed stormwater detention facilities are required. 9. Verify sight distance for driveway on Cantrell Road. 10. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 11. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 12. Grading permit will be required on this development by Ordinance 18,361. 13. NPDES and grading permits are required prior to construction, site grading, and drainage plan will need to be submitted and approved. 14. A sketch grading and drainage plan, a special flood hazard permit, and a special grading permit for flood hazard areas are required. ADEQ and NPDES permit is also required. 15. The minimum Finish Floor elevation of 291 feet (msl) is required to be shown on plat and grading plans. 16. Maximum driveway width is 36 feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with,easements to serve property. Entergy: A 30 foot easement is requested along the west property line for all three-phase overhead extensions, no exceptions. Contact utility for details. ARKLA: No Comments received. Southwestern Bell: No Comment received. Water: An acreage charge in the amount of $300 per acre applies to this property and a development fee based on the size of connection will apply for connections larger than 4" to Lot 1 in addition to normal charges. On-site fire 3 May 31, 2001 SUBDIVISION ITEM NO.: 4.1 (dont.) FILE NO.: Z-7022 protection may be required. Fire Department: Place fire hydrants per City Code. Contact Dennis Free at 918-3752 for details. county Plannin : No Comment received. CATA: Project site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a Planned Development - Commercial for a drug store. The property is currently zoned R-2 Single Family and C-3 General Commercial. A land use plan amendment is not required. Citv Reco nized Nei hborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal listed one action statement relevant to this case. The action statement calls for the preservation of the Highway 10 Design Overlay District. Landscape Issues: The plan submitted does not allow for the 8 percent interior landscape islands required within the on-site paved area. Additionally, a 3 -foot wide building landscape area is required between the public parking area and building. Considerable flexibility is allowed with the building landscaping requirement. An irrigation system to water landscaped areas is required. 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 western site perimeters. A minimum of 70% of the northern and western land use buffers must remain undisturbed. 4 May 31, 2001 SUBDIVISION ITEM NO.: 4.1 (Cont.) G. SUBDIVISION COMMITTEE COMMENT: FILE NO.: Z-7022 (MAY 10, 2001) Pat McGetrick and Tom Cole were present, representing the application. Staff briefly described the proposed PCD, noting that some additional project information was needed. The Public Works requirements were briefly discussed. It was noted that the access easement between Lots 1 and 2, Cantrell Loops Subdivision needed to be increased to 60 feet wide. Public Works noted that the proposed drive locations were acceptable. The need for a traffic signal at the intersection of Cantrell Road and Taylor Loop Road was discussed. Mr. McGetrick noted that the applicant wished to make a contribution toward the future traffic signal installation. The landscape requirements were briefly discussed. Bob Brown, of the Planning Staff, noted that some additional interior landscaping would be required. Mr. McGetrick stated that the additional landscaping would be provided. After the discussion, the Committee forwarded the PD -C to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on May 16, 2001. The revised plan addresses the issues as raised by staff and the Subdivision Committee. The dumpster area, screening fence, building height and additional interior landscaping have been shown on the revised plan. The revised plan provides a total of 68 parking spaces. Thirteen parking spaces have been removed from the originally submitted plan to allow for additional interior landscaping. The typical minimum parking requirement for a commercial use of this size is 52 spaces. Staff supports the parking plan as proposed. Public Works has reviewed the revised site plan and notes that all issues have been resolved. The access easement between Lots 1 and 2 has been increased to a 60 foot width and a sidewalk has been shown on each side of this access 5 May 31, 2001 SUBDIVISION ITEM NO.: 4.1 (Cont.) FILE NO.: Z-7022 drive as required. The required sidewalk along Cantrell Road has also been shown. I. The proposed site plan shows a ground -mounted sign near the southeast corner of the parking area. The applicant notes that this sign will comply with the Highway 10 DOD requirements. The sign must be monument -type, with a maximum height of six (6) feet and a maximum area of 100 square feet. To staff's knowledge, there are no issues left to be resolved, as the applicant has done a good job in addressing the issues as raised by staff and the Subdivision Committee. Staff feels that the proposed development will have no adverse impact on the general area, as the site plan conforms to the Highway 10 DOD with respect to building setbacks, sign details and landscape and buffer areas. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -C zoning subject to the following conditions: 1.Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. The proposed ground -mounted sign must conform to the Highway 10 DOD standards as noted in paragraph H. of this report. 3. Any site lighting must be low-level and directed away from adjacent property. 4. The dumpster area must be screened on three (3) sides with an 8 foot high opaque fence or wall. 5. Staff recommends C-3 permitted uses as alternate uses for the property. PLANNING COMMISSION ACTION: (MAY 31, 2001) Item 4 and 4.1 were discussed simultaneously by the Planning Commission. Pat McGetrick and Tom Cole were present, representing the application. Staff briefly described the preliminary plat and PD -C rezoning with recommendation of approval subject to the 6 May 31, 2001 SUBDIVISION ITEM NO.: 4.1 (Cont.) FILE NO.: Z-7022 conditions noted. There were two (2) persons present with concerns. Pat McGetrick briefly explained the project. He noted that the site lighting would be low-level. He also noted that the Walgreens Store would be a 24-hour operation. The hours of operation were briefly discussed. Mr. McGetrick noted that if the 24-hour operation is not feasible, the hours will be shortened. Commissioner Muse asked about the C-3 permitted uses as alternate uses for the property. Staff explained that if Walgreens vacates the building, another C-3 permitted use could occupy the structure. Keith Wingfield addressed the Commission and noted that he represented Linda Converse, an abutting property owner. He spoke in favor of the application. He noted that he would like the record to reflect that the Walgreens property is partially zoned R-2 and is being rezoned to commercial. Nathan Culp, president of the Westbury Neighborhood Association, addressed the Commission with concerns. He noted support of Walgreens putting a traffic signal at the intersection of Taylor Loop and Cantrell Roads. He noted concerns with C-3 permitted uses being alternate uses for the commercial building. Virginia Strohmeyer-Miles, secretary of the Westbury Neighborhood Association, concurred with the remarks made by Mr. Culp. She noted concern that Cantrell Road would not support additional commercial traffic. She stated that she was concerned with additional commercial zoning in the area. Commissioner Adcock asked about a traffic signal at the intersection of Taylor Loop and Cantrell Roads and if the developer agreed to pay for and construct the signal. Tad Borkowski, of Public Works, noted that a signal was warranted for this intersection. In response to Commissioner Adcock's question, Pat McGetrick stated that the applicant would commit to installing a traffic signal at this intersection as part of the PD -C development. He stated that the traffic signal would be installed and operational when the commercial building opens for business. 7 May 31, 2001 SUBDIVISION ITEM NO.: 4.1 Cindy Dawson, no bearing on Converse coul dCont.) City Attorney, state whether the adjacent be rezoned. FILE NO.: Z-7022 d that this PD -C rezoning had property owned by Linda There was additional discussion about having C-3 permitted uses as alternate uses for the development. Jim Lawson, Director of Planning and Development, explained that if Walgreens vacated the commercial building, another C-3 permitted use could occupy the building without further Planning Commission review. He noted that the site plan could not be significantly altered without Planning Commission review. There was a motion to approve the PD -C rezoning subject to the conditions as recommended by staff and the condition that the traffic signal be in place and operational prior to a business opening at this location (intersection of Cantrell Road and the east leg of Taylor Loop Road). The motion passed by a vote of 6 ayes, 0 nays, 3 absent, 1 abstention (Rector) and 1 open position. There was a second motion to approve the preliminary plat as recommended by staff. The motion passed by a vote of 6 ayes, 0 nays, 3 absent, 1 abstention (Rector) and 1 open position. 8