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Home My WebLink AboutS-0285-SS Staff AnalysisMay 9, 2002 ITEM NO.: 2 FILE NO.: S-285-SS NAME: The Ranch Tract A Lots 3 — 8 Preliminary Plat LOCATION: Northwest corner of Cantrell Road and Katillus Road DEVELOPER: FCC Tract A Partnership Suite 300 Financial III Building Little Rock, AR 72211 AREA: 8.2 acres NUMBER OF LOTS ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 6 FT. NEW STREET: 0 CURRENT ZONING: C-2, Shopping Center District PLANNING DISTRICT: 20 CENSUS TRACT: 42.01 VARIANCESM/AIVERS REQUESTED: None requested. The applicant submitted a request this item be deferred to the May 23, 2002 Planning Commission Public Hearing to be heard in conjunction with the proposed rezoning request. May 23, 2002 ITEM NO.: ❑ FILE NO.: 5-285-SS NAME: The Ranch Tract A Lots 3 — 8 Preliminary Plat LOCATION: Northwest corner of Cantrell Road and Katillus Road DEVELOPER: FCC Tract A Partnership Suite 300 Financial III Building Little Rock, AR 72211 AREA: 8.2 acres NUMBER OF LOTS ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 6 FT. NEW STREET: 0 CURRENT ZONING: C-2, Shopping Center District PLANNING DISTRICT: 20 CENSUS TRACT: 42.01 VARIANCES/WAIVERS REQUESTED: A. PROPOSAL: None requested. The applicant proposes to subdivide this 8.16-acre site into 6 commercial lots. The applicant is proposing a no -access easement adjacent to Cantrell Road for Lots 2 and 3. A network of private drives and access easements extending from Ranch Drive and Katillus Road will access Lots 3 and 7 while Lots 5 and 8 will take access from Katillus Road and Lot 4 will take access from Ranch Drive. The applicant has filed a rezoning request, a separate item on this agenda (Z- 4343-L, Item #13), to change the zoning from C-2 to C-3. The proposed development's current zoning (C-2, Shopping Center District) requires a 40-foot building line from all property lines. The proposed preliminary plat is not conducive to C-2 zoning. Although, C-2 zoning requires zoning site plan review, the proposed zoning would also require site plan review through the Planned Development process based on the minimum acreage required for the Highway 10 Overlay District, if the lots develop individually. May 23, 2002 ITEM NO.: D (Cont.) FILE NO.: S-285-SS B. EXISTING CONDITIONS: The site is vacant and cleared with no trees on the site. There is a small out- building located on the site near the west property line. Other uses in the area include two large office buildings, Leisure Arts to the north and Cingular to the west of the site; a Texaco Quick Shop to the east; and single-family residential south of Cantrell Road. One structure, formerly a single-family structure, has been converted to a veterinary clinic south of Cantrell Road. (An application on the May 9, 2002 agenda Item # 13.1 File No. Z-7213 requested a single-family house to the southwest of this site be converted to a PD-O.) There are large areas of vacant R-2 zoned property to the west and south. East of the Texaco are residential structures, both site built and manufactured homes. C. NEIGHBORHOOD COMMENTS: As of this writing staff has not received any comment from the neighborhood. All property owners abutting the site as well as the Bayonne, Johnson Ranch and Maywood Manor Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Katillus Road is classified on the Master Street Plan as a commercial street. A dedication of right-of-way 30-feet from centerline will be required. 2. Show proposed curb cuts for all lots. 3. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 4. Move Lot 4 driveway north to provide 250 foot spacing between Lot 7 access easement. 5. To assure uniformity of concrete appearance and continuity of walkways, construct sidewalks with the initial subdivision construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve Lots 2 and 7. Contact Wastewater at 376-2903 for additional details. ENTERGY: A ten (10) foot easement is required for under ground primary or 30-foot easement will be required for overhead on the interior of Lots 4, 5, 7 and 8. Contact Entergy at 954-5165 for additional details. ARKLA: Approved as submitted. Southwestern Bell: Approved as submitted. 2 May 23, 2002 ITEM NO.: D (Cont. FILE NO.: S-285-SS Water: An acreage charge of $300 per acre applies in addition to normal charges in this area. A water main extension and on site fire protection will be required in order to provide water service to this project. Contact Central Arkansas Water for additional details at 992-2438. Fire Department: Place fire hydrants per code. Contact the Dennis Free at the Little Rock Fire Department for additional information at 918-3752. County Planninq: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: No comment. Landscape Issues: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 18, 2002) Mr. Tim Daters, White-Daters and Associates, was present representing the application. Staff noted some additions needed on the preliminary plat (10-foot no access easement along Cantrell Road for Lot 3, driveway locations on Katillus Road and Ranch Drive, all building lines for all lots to determine buildability). Mr. Jim Lawson, Director of Planning, stated the property was zoned C-2 which was designed for large shopping center development. He stated the land was zoned prior to the Highway 10 Overlay District a part of the reasoning for zoning the property C-2 was for a site plan review prior to development. He stated with the Highway 10 standard this was not as big an issue as was previous to the Overlay. He stated the applicant should consider rezoning the property to C-3 to allow for development or request variances for building lines for each lot affected. Mr. Daters indicated a rezoning application would be filed to eliminate the need for variances. Mr. Daters stated several of the lots would be less than the 2-acre minimum and would require a site plan review as per the Highway 10 Overlay District requirement. Public Works comments were addressed. Staff stated Katillus Road was shown as a Commercial Street on the Master Street Plan and dedication of 30-feet of right-of-way would be required. Staff also stated the request to defer the placement of sidewalks until each site develops was not amenable. Staff stated the sidewalks should be constructed all at one time to allow for uniformity of concrete appearance and continuity of walkways. 3 May 23, 2002 ITEM NO.: D (Cont. FILE NO.: S-285-SS After the discussion, the Committee forwarded the proposed preliminary plat to the full Commission for final action. H. ANALYSIS, The applicant submitted a rezoning request to Staff to change the zoning from C- 2, Shopping Center District to C-3, General Commercial. The application is a separate item on this agenda (Z-4343-L, Item # 13). The applicant also submitted a revised preliminary plat, which addressed most of the issues raised by Staff and the Subdivision Committee. The applicant has platted a 10-foot no access easement along Cantrell Road for Lots 2 and 3 as requested. The applicant has also indicated the dedication of right-of-way for Katillus Road as 30-feet from the centerline. The revised plat also indicates the sidewalks to be constructed all at one time to allow for uniformity of the concrete in appearance and continuity of the walkways. Staff is supportive of the proposed preliminary plat as filed should the site be rezoned to C-3, General Commercial District. Should the site not be rezoned the applicant will be required to file for variance from the building line requirement when the 40-foot required setback can not be met. Otherwise, to Staff's knowledge, there are no outstanding issues associated with the proposed preliminary plat. The plat as proposed should have no adverse impacts on the surrounding neighborhood. STAFF RECOMMENDATION: Staff recommends approval of the proposed preliminary plat as filed subject to compliance with paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (MAY 9, 2002) Mr. Joe White, White-Daters and Associates, was present representing the application. There were no objectors present. Staff stated the applicant had submitted a request for the item to be deferred to the May 23, 2002, Public Hearing to allow the proposed preliminary plat application to be heard along with a proposed rezoning application. Staff stated they were supportive of the requested deferral to the May 23, 2002 Public Hearing. There was no further discussion. The item was placed on the consent agenda for deferral by a vote of 10 ayes, 0 noes and 1 absent. - 4 May 23, 2002 ITEM NO.: D (Cont.) FILE NO.: 5-285-SS PLANNING COMMISSION ACTION: (MAY 23, 2002) Mr. Tim Daters of White-Daters and Associates was present representing the application. There were no objectors present. Staff stated the applicant received a listing from the abstract company indicating the property owners, which Staff had determined was incomplete. Staff stated at this point the Commission needed to make a determination if the item was to be heard since the applicant had failed to notify all abutting property owners as required by the Planning Commission By -Laws. Staff stated they had notified three Neighborhood Associations in the area and received no comment from the Associations. The Commission voted to hear the item. The vote was 9 ayes, 0 noes and 2 absent. Staff introduced the full item to the Commission indicating there were no waivers or variances. There was no further discussion of the item. A motion was made to approve the proposed preliminary plat as filed by the applicant. The vote passed 9 ayes, 0 noes and 2 absent. 5