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HomeMy WebLinkAboutS-1310-B Staff AnalysisITEM NO.: 6 NAME: Cantrell Loops Subdivision Revised Preliminary Plat LOCATION: North of Cantrell Road at Taylor Loop Road Planning Staff Comments: FILE NO.: S-1310-B 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Stop the access easement short of the north property line. 3. Relocate the dumpster away from the north property line adjacent to residentially zoned property. 4. Label and indicated all access easements on the site. 5. 6. Indicated Sign easement for Lot 2. Remove the drive through lane from the indicated building on Lot 2 or indicated drive as one-way traffic access. 7. Indicated the location of mechanical, the treatment of the rear of building and the screening proposed for the north and western property line adjacent to residentially zoned property. 8. Provide the proposed source of water in the general notes section of the proposed preliminary plat. 9. Provide the proposed means of wastewater disposal in the general notes section of the J proposed preliminary plat. ,f 6 Provide the front yard building setback lines on the proposed preliminary plat. 11. Provide the limits of the floodway on the proposed preliminary plat. 11�12. Provide the names of owners of all abutting lands on the proposed preliminary plat. 13. Provide the metes and bounds description of the proposed preliminary plat. �] 14. Provide a phasing plan, if applicable, for the indicated lots. Variance/Waivers: A variance to allow the creation of a lot without public street frontage. L/yJ Public Works: \try;' b ' 1. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 2. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 3. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. One-way traffic should be provided in the aisle areas near the drive through windows. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Enter : No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter(s). A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections. Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Each parcel that does not have access to adequate public fire hydrants must have at least one private fire hydrant. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. Planninq Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, February 25, 2004. March 11, 2004 ITEM NO_: 6 NAME: Cantrell Loops Subdivision revised Preliminary Plat LOCATION: North of Cantrell Road at Taylor Loop Road DEVELOPER: Grayson Revocable Trust 5317 JFK Boulevard North Little Rock, AR 72116 ENGINEER: The Mehlburger Firm 201 South Izard Street Little Rock, AR 72201 AREA: 4.265 Acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT FILE NO.: S-1310-B NUMBER OF LOTS: 1 FT. NEW STREET: 0 C-3 — General Commercial District and R-2 — Single-family 20 42.05 VARIANCES/WAIVERS REQUESTED: A variance to allow the creation of a lot without public street frontage. BACKGROUN The Little Rock Planning Commission reviewed and approved a preliminary plat for the Cantrell Loops Subdivision on May 31, 2001. The proposal included the subdivision of 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 was zoned R-2 and C-3. The applicant indicated a 60-foot access easement between Lots 1 and 2 as the primary access to the two -lot development. A second drive was proposed approximately 300 feet to the west along the frontage of Lot 1. The plat indicated a 100-foot front yard building line as required by the Highway 10 Design Overlay District Ordinance. A rezoning request for Lot 1 was also approved as a separate item on the agenda to rezone the site to Planned Commercial Development to allow for the construction of a Walgreen's store. March 11, 2004 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: S-1310-B Lot 1 was final platted as a part of the Walgreen's development. Lot 2 has not been final platted. The applicant submitted a proposed Planned Commercial Development for Lot 2 of the site to be considered by the Planning Commission at their January 29, 2004 Public Hearing (Item No. E.1 — File No. Z-7022-A). Prior to the Commission meeting the applicant requested the item be deferred to the March 11, 2004 Public Hearing to allow time for submission of the currently requested preliminary plat. The applicant submitted a request on February 26, 2004, for the item to be amended to include the site plan of proposed Lot 2. A. PROPOSAUREQUEST: The applicant proposes to revise a previously approved preliminary plat to allow a three (3) lot plat. Lot 1 was previously final platted and the applicant is proposing a further division of proposed Lot 2 into Lots 2 and 3. Proposed Lot 2 will require a variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage. Proposed Lot 2 is currently zoned R-2, Single-family. The applicant has submitted a request to amend a previously filed PCD application to only include the development plan for proposed Lot 2 (Item No. E.1 — File No. Z-7022-A). The proposed preliminary plat indicates a 60-foot access easement to serve Lot 2. Proposed Lot 3 is currently zoned C-3, General Commercial District. The applicant has indicated the lot will be developed per the existing zoning. B. EXISTING CONDITIONS: The site is mostly wooded along the northern perimeter and vacant grass covered along Cantrell Road. There is a Walgreen's Store located on Lot 1 of the development and the driveway to serve the development and a traffic signal has been installed at the intersection with Cantrell Road and Taylor Loop Road. There is a commercial development located to the east, with both occupied and vacant single-family residences to the west. There are commercial uses at the southwest corner of Cantrell Road and Taylor Loop Road, with a vacant single- family residence at the southeast corner. The property to the north is undeveloped and zoned R-2, Single-family District. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents concerning the proposed preliminary plat. All property owners located within 200-feet of the proposed development, all residents who could be identified 4 March 11, 2004 SUBDIVISION ITEM NO.: 6-(Cont.) FILE NO.: S-1310-B IC E located within 300-feet Westchester/Heatherbrae, th Height/North Rahling Road public hearing. ENGINEERING COMMENTS: e of the proposed development, the Secluded Hills, the Westbury and the Charleston Neighborhood Associations were notified of the PUBLIC WORKS CONDITIONS: A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 2. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 3. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. One-way traffic should be provided in the aisle areas near the drive through windows. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect` at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter(s). A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections. Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Each parcel that does not have access to adequate public fire hydrants must have at least one private fire hydrant. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional information. 3 March 11, 2004 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: S-1310-B Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) Mr. Frank Riggins was present representing the request. Staff gave an overview of the proposed request stating there were additional items necessary to compete the final review. Staff requested the applicant provide the front yard building line, the certificates of preliminary platting, the names of owners of all abutting lands, a metes and bounds legal description and the limits of the floodway/floodplain on the proposed preliminary plat. Staff also requested the applicant provide the proposed source of water and the means of wastewater disposal in the general notes section of the proposed preliminary plat. Public Works comments were addressed. Staff stated a grading permit in accordance.with Section 29-186 (c) and (d) would be required prior to any land clearing or grading activities. Staff also stated the storm water detention ordinance would apply to the property. Staff reaffirmed comments from the item deferred from the January 29, 2004 Public Hearing concerning the potential development of a strip retail center located on proposed Lot 2. Staff stated the drive -through window was not acceptable since the location would cause conflicting traffic movements. Staff also questioned the treatment of the rear of the structure and the proposed openings. Staff stated the proposed access easement should not extend to the northern property line. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the February 19, 2004 Subdivision Committee meeting. The applicant has indicated the front yard building line, the certificates of preliminary platting, the names of owners of all abutting lands and a metes and bounds legal 2 March 11, 2004 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: S-1 description of the proposed preliminary plat area. The applicant has also indicated no portion of the proposed plat area lies within the floodplain or floodway. The applicant has indicated the source of water as Central Arkansas Water and the means of wastewater disposal as Little Rock Wastewater Utility. The applicant has indicated the creation of a lot without public street frontage, which requires a variance from the Subdivision Ordinance. Staff is supportive of the requested variance. The development will be served by a sixty -foot access and utility easement with a cross access and parking easement to be filed between the three lots. The applicant has indicated a sign easement on proposed Lot 3 for proposed Lot 2 to allow signage along Cantrell Road. The sign will be a shared sign between the two developments consistent with Highway 10 Design Overlay District requirements, or a single ground mounted monument style sign, a maximum of ten feet in height and seventy-two square feet in area. The applicant has revised the proposed site plan for Lot 2 of the development, the previously deferred PCD (Item #E.1 — File No. Z-7022-A). The applicant has indicated the drive -through lane as a one-way traffic lane and striped parking to indicate such. The applicant has also indicated the rears of buildings will act as screening and no doors or windows will be place on the rear of the building other than those required by fire code. The applicant has indicated mechanical equipment will be placed in an area that will not be intrusive to the adjoining single-family zoned properties. The applicant has indicated the west and north property lines will be screened by a six foot wood fence with additional plantings of evergreens to further screen the site from adjoining properties. Staff is supportive of the proposed screening. Staff is supportive of the proposed preliminary plat and the proposed site plan for the revised planned development. Staff feels the proposed development should have minimal to no adverse impact if developed as proposed. The applicant has indicated required screening to shield the single-family zoned properties located to the west and north of the site. To staffs knowledge there are no outstanding issues associated with the proposed request. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the requested variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage. 61 March 11, 2004 SUBDIVISION TEM NO.: 6 (Cont. PLANNING COMMISSION ACTION: FILE NO.: S-1310-B (MARCH 11, 2004) Mr. Frank Riggins was present representing the request. Staff presented the item and indicated to their knowledge there are no outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a recommendation of approval of the requested variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. 0 FILE NO.: S-1310-B NAME: Cantrell Loops Subdivision revised Preliminary Plat LOCATION: North of Cantrell Road at Taylor Loop Road DEVELOPER: Grayson Revocable Trust 5317 JFK Boulevard North Little Rock, AR 72116 FNGINFFR- The Mehlburger Firm 201 South Izard Street Little Rock, AR 72201 AREA: 4.265 Acres CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: FT. NEW STREET: 0 C-3 — General Commercial District and R-2 — Single-family 20 42.05 VARIAN C ESMAIVE RS REQUESTED: A variance to allow the creation of a lot without public street frontage. BACKGROUND: The Little Rock Planning Commission reviewed and approved a preliminary plat for the Cantrell Loops Subdivision on May 31, 2001. The proposal included the subdivision of 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 was zoned R-2 and C-3. The applicant indicated a 60-foot access easement between Lots 1 and 2 as the primary access to the two -lot development. A second drive was proposed approximately 300 feet to the west along the frontage of Lot 1. The plat indicated a 100-foot front yard building line as required by the Highway 10 Design Overlay District Ordinance. A rezoning request for Lot 1 was also approved as a separate item on the agenda to rezone the site to Planned Commercial Development to allow for the construction of a Walgreen's store. FILE NO.: S-131 Lot 1 was final platted as a part of the Walgreen's development. Lot 2 has not been final platted. The applicant submitted a proposed Planned Commercial Development for Lot 2 of the site to be considered by the Planning Commission at their January 29, 2004 Public Hearing (Item No. E.1 — File No. Z-7022-A). Prior to the Commission meeting the applicant requested the item be deferred to the March 11, 2004 Public Hearing to allow time for submission of the currently requested preliminary plat. The applicant submitted a request on February 26, 2004, for the item to be amended to include the site plan of proposed Lot 2. A. PROPOSAUREQUEST: The applicant proposes to revise a previously approved preliminary plat to allow a three (3) lot plat. Lot 1 was previously final platted and the applicant is proposing a further division of proposed Lot 2 into Lots 2 and 3. Proposed Lot 2 will require a variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage. Proposed Lot 2 is currently zoned R-2, Single-family. The applicant has submitted a request to amend a previously filed PCD application to only include the development plan for proposed Lot 2 (Item No. E.1 — File No. Z-7022-A). The proposed preliminary plat indicates a 60-foot access easement to serve Lot 2. Proposed Lot 3 is currently zoned C-3, General Commercial District. The applicant has indicated the lot will be developed per the existing zoning. B. EXISTING CONDITIONS: The site is mostly wooded along the northern perimeter and vacant grass covered along Cantrell Road. There is a Walgreen's Store located on Lot 1 of the development and the driveway to serve the development and a traffic signal has been installed at the intersection with Cantrell Road and Taylor Loop Road. There is a commercial development located to the east, with both occupied and vacant single-family residences to the west. There are commercial uses at the southwest corner of Cantrell Road and Taylor Loop Road, with a vacant single- family residence at the southeast corner. The property to the north is undeveloped and zoned R-2, Single-family District. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received concerning the proposed preliminary plat. 200-feet of the proposed development, all located within 300-feet of the 2 any comment from area residents All property owners located within residents who could be identified proposed development, the FILE NO.: S-1310-B (Cont. Westchester/Heatherbrae, the Secluded Hills, the Westbury and the Charleston Height/North Rahling Road Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 2. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 3. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. One-way traffic should be provided in the aisle areas near the drive through windows. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect :at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter(s). A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections. Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Each parcel that does not have access to adequate public fire hydrants must have at least one private fire hydrant. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Approved as submitted. 3 FILE NO.: S-1310-B Cont. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) Mr. Frank Riggins was present representing the request. Staff gave an overview of the proposed request stating there were additional items necessary to compete the final review. Staff requested the applicant provide the front yard building line, the certificates of preliminary platting, the names of owners of all abutting lands, a metes and bounds legal description and the limits of the floodway/floodplain on the proposed preliminary plat. Staff also requested the applicant provide the proposed source of water and the means of wastewater disposal in the general notes section of the proposed preliminary plat. Public Works comments were addressed. Staff stated a grading permit in accordance with Section 29-186 (c) and (d) would be required prior to any land clearing or grading activities. Staff also stated the storm water detention ordinance would apply to the property. Staff reaffirmed comments from the item deferred from the January 29, 2004 Public Hearing concerning the potential development of a strip retail center located on proposed Lot 2. Staff stated the drive -through window was not acceptable since the location would cause conflicting traffic movements. Staff also questioned the treatment of the rear of the structure and the proposed openings. Staff stated the proposed access easement should not extend to the northern property line. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the February 19, 2004 Subdivision Committee meeting. The applicant has indicated the front yard building line, the certificates of preliminary platting, the names of owners of all abutting lands and a metes and bounds legal description of the proposed preliminary plat area. The applicant has also indicated no portion of the proposed plat area lies within the floodplain or 4 FILE NO.: S-131 floodway. The applicant has indicated the source of water as Central Arkansas Water and the means of wastewater disposal as Little Rock Wastewater Utility. The applicant has indicated the creation of a lot without public street frontage, which requires a variance from the Subdivision Ordinance. Staff is supportive of the requested variance. The development will be served by a sixty -foot access and utility easement with a cross access and parking easement to be filed between the three lots. The applicant has indicated a sign easement on proposed Lot 3 for proposed Lot 2 to allow signage along Cantrell Road. The sign will be a shared sign between the two developments consistent with Highway 10 Design Overlay District requirements, or a single ground mounted monument style sign, a maximum of ten feet in height and seventy-two square feet in area. The applicant has revised the proposed site plan for Lot 2 of the development, the previously deferred PCD (Item #E.1 — File No. Z-7022-A). The applicant has indicated the drive -through lane as a one-way traffic lane and striped parking to indicate such. The applicant has also indicated the rears of buildings will act as screening and no doors or windows will be place on the rear of the building other than those required by fire code. The applicant has indicated mechanical equipment will be placed in an area that will not be intrusive to the adjoining single-family zoned properties. The applicant has indicated the west and north property lines will be screened by a six foot wood fence with additional plantings of evergreens to further screen the site from adjoining properties. Staff is supportive of the proposed screening. Staff is supportive of the proposed preliminary plat and the proposed site plan for the revised planned development. Staff feels the proposed development should have minimal to no adverse impact if developed as proposed. The applicant has indicated required screening to shield the single-family zoned properties located to the west and north of the site. To staffs knowledge there are no outstanding issues associated with the proposed request. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the requested variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage. FILE NO.: S-1310-B (Cont. NNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Frank Riggins was present representing the request. Staff presented the item and indicated to their knowledge there are no outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a recommendation of approval of the requested variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent.