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Home My WebLink AboutS-1310 Staff AnalysisMay 31, 2001 ITEM NO.: 4 FILE NO.: S-1310 NAME: Cantrell Loops Subdivision - Preliminary Plat LOCATION: North side of Cantrell Road at Taylor Loop Road (east leg) n1W'*T;?TX)PV..R CLP I -III c/o Tom Cole 900 S. Shackleford Road Little Rock, AR 72211 AREA: 6.54 acres ZONING: R-2/C-3 1W1.Tf•_T1.T{". W12 McGetrick and McGetrick 319 E. Markham St., Suite 202 Little Rock, AR 72201 NUMBER OF LOTS: 2 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05 FT. NEW STREET: 0 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: The applicant proposes to subdivide 6.54 acres along the north side of Cantrell Road (at the east leg of Taylor Loop Road) into two (2) lots for commercial development. The property is zoned R-2 and C-3. The applicant proposes a 60 foot wide access easement between Lots 1 and 2 as the primary access to the two -lot development. A second drive is proposed approximately 300 feet to the west along the Lot 1 frontage. May 31, 2001 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1310 The proposed plat shows a 100 foot front platted building line as required by the Highway 10 overlay District Ordinance. A rezoning of Lot 1 from R-2/C-3 to PCD is also proposed (Item 4.1 on this agenda). The applicant notes that Lot 1 will be final platted initially, with Lot 2 being held on preliminary plat. Lot 2 will be final platted when a development for this lot is proposed. 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/Heatherbrae, 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. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 3. Show driveway locations on preliminary plat. 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. Grading permit will be required on this development by Ordinance 18,361. 2 May 31, 2001 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1310 7. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 8. A grading permit and development permit for special flood hazard area is required prior to construction. 9. 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. 10. The minimum Finish Floor elevation of 291 feet (msl) is required to be shown on plat and grading plans. 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 north, east and west property lines for all three-phase overhead extensions, no exceptions. Contact utility for details. ARKLA: No Comment 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: No Comment. 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: No Comment. Landscape Issues: No Comment. 3 May 31, 2001 SUBDIVISION, ITEM NO.: 4 (ConIt.) FILE NO.: S-1310 G. SUBDIVISION COMMITTEE COMMENT: (MAY 10, 2001) Pat McGetrick and Tom Cole were present, representing the application. Staff briefly described the proposed preliminary plat and noted several items which needed to be shown on the plat drawing. In response to a question from staff, Mr. McGetrick noted that Lot 1 would be final platted first, with Lot 2 remaining on preliminary plat until a development is proposed for that lot. The Public Works requirements were briefly discussed. Public Works representatives noted that a 60 foot wide access easement would be required between Lots 1 and 2. After the discussion, the Committee forwarded the preliminary plat to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat drawing to staff on May 16, 2001. The revised plat shows all of the additional notes as required except the source of title for the property. The access easement between Lots 1 and 2 has been increased to 60 feet as required by Public Works. A "no access" easement has also been shown along the remainder of the Lot 2 frontage. Public Works has reviewed the revised plat and notes that there are no outstanding issues. Otherwise, to staff's knowledge there are no outstanding issues associated with the proposed preliminary plat. The proposed preliminary plat conforms to the Subdivision Ordinance and Highway 10 DOD, and should have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat subject to the following conditions: 1.Compliance with the requirements as noted in paragraphs D and E of this report. 2. The source of title must be noted on a revised 4 May 31, 2001 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: 5-1310 preliminary plat drawing and submitted to staff. 3.Lot 1 will be final platted first, with Lot 2 being final platted when a development is proposed for that lot. 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. 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. 5 May 31, 2001 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: 5-1310 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. There was a second motion to approve the recommended by staff. The motion passed 0 nays, 3 absent, 1 abstention (Rector) preliminary plat as by a vote of 6 ayes, and 1 open position. 0