Loading...
HomeMy WebLinkAboutStaff Report_Minutes for LU02-01-01 dated 010302January 3, 2002 ITEM NO.: 13 FILE NO.: LU02-01-01 Name: Land Use Plan Amendment - River Mountain Planning District Location: West side of Pinnacle Valley Rd. approximately 0.6 miles north of Cantrell Rd. Request: Single Family to Low Density Residential Source: Pat McGetrick, McGetrick & McGetrick PROPOSAL / REQUEST: Land Use Plan amendment in the Chenal Planning District from Single Family to Low Density Residential. The Low Density Residential accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi -family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and ten (10) dwelling units per acre. The applicant wishes to develop the property for town homes and garages. EXISTING LAND USE AND ZONING: The property is partially cleared land zoned R-2 Single Family and is approximately 4.08 + acres in size. All of the neighboring land is zoned R-2 Single Family and consists of either vacant property or houses built on large lots. Ison Creek lies to the west of the applicant's property. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On July 17, 2001 a change was made from Single Family to Park/Open Space on Piggee Street at Pankey Park about a mile southeast of the applicant's property. On April 20, 1999 multiple changes were made from Single Family and Low Density Residential to Mixed Office Commercial, Office, Multi -Family and Park/Open Space northeast of Cantrell and Black Roads about 1 mile east of the property in question. The applicant's property is shown as Single Family on the Future Land Use plan. Most of the surrounding property is shown as Single Family except for the strip of Park/Open Space shown along Ison Creek. 1 January 3, 2002 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: LU02-01-01 MASTER STREET PLAN: Pinnacle Valley Road is shown as a Minor Arterial from Cantrell Road to County Farm Road. A Class III Bikeway is shown on Pinnacle Valley Road from Cantrell Road to County Farm Road. Development of this property would be subject to half street improvements according the standards for a Minor Arterial described in the Master Street Plan. PARKS: The Little Rock Parks and Recreation Master Plan of July 2001 show that the applicant's property lies adjacent to an area shown as a potential greenbelt. The Parks plan shows potential greenbelts located along the banks of major streams in the city. This amendment would also affect the future of the potential greenbelt by introducing housing into this area. The strip of Park/Open Space is intended to protect the streambed of Ison Creek shown in this potential greenbelt. The boundaries of the strip of Park/Open Space generally follow the 100 -year flood plane line that winds through the western edge of the applicant's property. This particular potential greenbelt is shown to follow the general area shown as Park/Open Space and the area shown within the floodplain. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: This site is located in the area covered by the River Mountain Neighborhood Action Plan, which is currently under review. The Land Use Plan will be reviewed as part of that plan review. The Residential Development Goal recommends the promotion of an integrated community structure and design that provides a unique, healthy, and safe urban living environment. This goal is supported by the single objective of developing Neo - Traditional neighborhoods in areas that have not yet developed. The Residential Development Goal is supported by action statements that recommend the construction of sidewalks in all types of development, the installation of underground utilities in all subdivisions, the installation of curb and gutter in developing subdivisions, and the installation of street lighting at the time new subdivisions are opened. January 3, 2002 SuBDTVTSTON ITEM NO.: 13 (Cont.) FILE NO.: LU02-01-01 ANALYSIS: The applicant's property is a narrow piece of land situated in between Ison Creek and Pinnacle Valley Road in area of low intensity residential uses. This amendment would have two effects on the surrounding area. The first effect would be the introduction of a land use that is under supply in this area and would allow for a greater variety of housing types to be built along Pinnacle Valley Road. Currently, most of the residential uses in this district are shown as either Single Family or Multi -Family but not Low Density Residential. The Low Density Residential located at the Southwest corner of Burnett Road is similar in size to the area under review by this application. Two streets also access the development at Burnett Road. The large Low Density Residential located about 1,000 feet of the application area is land locked with no existing public access. The second effect would be the development of property next to Ison Creek, which is shown as a potential greenbelt. Most of the large lot single-family development lies southeast of the application area with the back yards of these properties fronting Ison Creek while the houses face Pinnacle Valley Road. Northwest of the applicants property the areas shown as Single Family between pinnacle Valley Road and Ison Creek remain vacant with a rural feel. The development in the area shown, as Low Density Residential at the corner of Burnett Road and Pinnacle Valley Road is located further away from the creek than the neighboring property to the south. Increasing the density would increase the amount of impervious surfaces in the area and increase runoff into the creek. The applicant's property is located in the bottom of a valley near Ison Creek. The property on the east side of Pinnacle Valley Road slopes upward and away from Pinnacle Valley Road, and Ison Creek. At this time most of the property along Pinnacle Valley Road consists of natural vegetation that would slow potential runoff into the creek. The property is also constrained by the floodplain line that runs just inside the applicant's property. All traffic generated by this development would be on Pinnacle Valley Road which would aggravate the conditions at the Pinnacle Valley Road / Cantrell Road intersection. Currently, the City's plans call for a widened Pinnacle Valley Road to Minor Arterial standards. In the future Pinnacle Valley Road will be improved to accommodate 18,000 vehicles per day. However, at this time February 14, 2002 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: LU02-01-01 to accommodate 18,000 vehicles per day. However, at this time Pinnacle Valley Road is not build to standard and would not be able to accommodate the traffic volume required of a Minor Arterial street. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Birchwood Neighborhood Association, Beverly Hills Property Owners Association, Colony West Homeowners Neighborhood Association, Echo Valley Property Owners Association, Rainwood Cove Property Owners Association, Santa Fe Heights Neighborhood Association, Sturbridge Property Owners Association, Treasure Hills Neighborhood Association, and Walnut Valley Neighborhood Association. Staff has received one comment from an area resident opposed to the change. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. PLANNING COMMISSION ACTION: (JANUARY 3, 2002) Brian Minyard, City Staff, made a brief presentation to the commission. See accompanying item 13.1 for additional information. Pat McGetrick, representing the applicant, requested a six-week deferral on the item. A motion was made to defer the item to the February 14, 2002 Planning Commission meeting as presented. The deferral was approved with a vote of 11 ayes, 0 noes, and 0 absent. PLANNING COMMISSION ACTION: (FEBRUARY 14, 2002) The applicant requested a withdrawal of this item due to a change in plans resulting in a decrease in the projected density of the proposed development. A motion was made to withdraw the item. The item was withdrawn with a vote of 11 ayes, 0 noes, and 0 absent. 4 Area. Zoning Case # LU02-01-01 N WEST SIDE OF PINNACLE VALLEY ROAD APPROXIMATELY 0.6 HUES NORTH ' u OF CANI'RE L ROAD Cr: 42.05 TRS: 12MU3WI8 0 416.65 833.3 Feet Ply. I vlcff.t,map War& 4 Item # PK/OS SF Q 11"l, 0 c e � Oo y A SF " -` KIDS s - o SF - = " TO SF �9 PK/OS ©H�® Es © °ooF2TfioST oE° o� SF 000©���mogo u�° Y \���� = TO PR o o 0 q o LDR PKJOS J�• � � 111 " .3� `�'' [Q' —.-. T E Ooa s E e � �� �p � b I BI71 � Q p. i - L _ o�_,' 0 10 �•�°dam !ALL"-:co 000- E° EST Wlp °o'e.°T a im8�eogBSoY,a,ao o la g of y -G ° a o�0 a•�6 a ° 0560 op 00 9 7`�•e - 9 Q r,9 o d etcP6 a ' o a' •�n 1 PK/OS �/�^c �i�9 DSI �p ❑ P a' 9 owo IDO ipp 0��� E EPd3 SF Q� Ur 6� qy,, � o .ono ❑ o°�,�'4g.a p o .Tf� oo 0 W p Oeo9 p � nw , 9 � . a � O- — �o 'o CK B [laoo A o o��a 3 � Q � Q ji D��:p �q � PWoflm❑ n Edo �o QE° �gy0 � tl B d va_ = p o,�o.��� g :lq�p •[7'(yE'I. 0 101 ,Q t. • tam�v$ ,.BnNaea°{1� Q�9 ©oo..n�� 9 YiBI'Y8 QZS.9l�1c�Po61Q�.aO '4 Plan Amendment Case # LU02-01-01 SF TO LDR SF TO PK(OS N WEST SIDE OF PINNACLE VALLEY ROAD APPROXIMATELY 0.6 MILES NORTH ' OF CANIRELI, ROAD - .. CF. 42.05 0 41.65 833.3 Feet TRS: T2NR13WI8 rv� _- PD i [Z B vlcuuty lap I �Jl ward: 4 Item#