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HomeMy WebLinkAboutOrdinance With GraphicsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION February 18, 2003 AGENDA Subject Action Required Submitted By Land Use Plan Amendment — gOrdinance River Mountain Planning Resolution District — LU03-01-01 along Approval Cantrell Road from I-430 to Information Report Rummel Road Bruce Moore City Manager SYNOPSIS Land Use Plan amendments in the River Mountain Planning District from Transition And Low Density Residential to Office, Suburban Office, Low Density Residential, Single Family, Park/Open Space, Commercial, and Public Institutional. FISCAL IMPACT N/A RECOMMENDATION Planning Staff recommends approval. Planning Commission recommended approval on January 9, 2003 (10-0-1 on all areas. Commissioner Rector recused on item #5). CITIZEN Notices were sent to the following neighborhood associations: PARTICIPATION Pleasant Valley Property Owners Association, River Valley Property Owners Association, Pankey Community Improvement Association, Piedmont Neighborhood Association, Pleasant Forest Neighborhood Association, Secluded Hills Property Owners Association, Walton Heights- Candlewood Neighborhood Association, Westbury Neighborhood Association, and Westchester/Heatherbrae Property Owners Association. BACKGROUND These Land Use Plan Amendments are a result of the River Mountain Neighborhood Action Plan Update which was approved by the Board of Directors on November 19, 2002 agenda. The following areas were recommended to be changed by the Planning Commission: BACKGROUND CONTINUED 1,2,5,8,9,13,14,17,20,21,23,24,25,27,and 28. All of these changes recognize existing uses and existing zonings. These areas have developed into uses (Office, Suburban Office, Single Family and Public Institutional) as the original Transition category had planned. One additional area (18) is a change from Transition to Low Density Residential that would provide an opportunity for a variety of housing types in the area. Additional areas were considered by the Planning Commission and are not shown on the graphics attached. ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE RIVER MOUNTAIN PLANNING DISTRICT FROM TRANSITION AND LOW DENSITY RESIDENTIAL TO OFFICE, SUBURBAN OFFICE, LOW DENSITY RESIDENTIAL, SINGLE FAMILY, PARK/OPEN SPACE, COMMERCIAL, AND PUBLIC INSTITUTIONAL; AND FOR OTHER PURPOSES. WHEREAS, as the Little Rock Planning Commission believes it appropriate to amend the plan. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS. SECTION 1. That the western half of Transition located on the north side of Cantrell Road east of Rummel Road, be amended to Suburban Office. SECTION 2. That Transition located on the south side of Cantrell at the end of Westchester Court be amended to Single Family. SECTION 3. That the southeast corner of the Transition on the north side of Cantrell immediately west of Taylor Loop be amended to Commercial. SECTION 4. That Transition on Jerry Drive south of Cantrell and immediately north of the Single Family be amended to Single Family. SECTION 5. That Transition on the southeast corner of Cantrell Road and Jerry Drive east of the Public Institutional be amended to Suburban Office. SECTION 6. That Transition on Westbury Drive be amended to Single Family. SECTION 7. That Transition on the south shore of Ison Creek and north of Westbury be amended to Park/Open Space. SECTION 8. That Low Density Residential, north of the end of Pine Mountain Road, be amended to Single Family. SECTION 9. That Transition on the south side of Cantrell along both sides of Crockett Street and extending south to the Multi Family be amended to Low Density Residential. SECTION 10. That Transition, on the north side of Cantrell at Sam Peck west of the Public Institutional be amended to Office. SECTION 11. That Transition and Single Family on the north side of Cantrell at Sam Peck at the Grace Community Church be amended to Public Institutional. SECTION 12. That the northwest corner of the Transition on the south side of Cantrell east of Sam Peck be amended to Office. SECTION 13. That the southwest corner of the Transition on the south side of Cantrell east of Sam Peck north of Piedmont, be amended to Single Family. SECTION 14. That the east half of the Transition on the south side of Cantrell east of Sam Peck for St. Michaels Episcopal Church property be amended to Public Institutional. SECTION 15. That Transition on the north side of Cantrell at Pleasant Ridge Road and west of Southridge be amended to Office. SECTION 16. That Transition on the north side of Cantrell east of Southridge Drive be amended to Office. SECTION 17. That the ordinance shall take effect and be in full force from and after its passage and approval. PASSED: ATTEST: APPROVED: City Clerk Mayor FILE NO.: LU03-01-01 Name: Land Use Plan Amendment - River Mountain Planning District Location: Cantrell Road from Southridge Drive to Rummel Road Request: Transition, Low Density Residential, Multi -family, and Commercial to Office, Suburban Office, Low Density Residential, Single Family, Park/Open Space, and Public Institutional. Source: City Staff PROPOSAL/REQUEST #1. From Transition to Suburban Office, located on the north side of Cantrell Road east of Rummel Road, consisting of land developed for offices and a few vacant parcels of land. #2. From Transition to Single Family, located on the south side of Cantrell at the end of Westchester Court, consisting of houses located in the Westchester Subdivision. #3. From Transition to Suburban Office, on the south side of Cantrell north of Westchester Court, characterized by low-density development of houses built on large lots and a vets office. #4. From Transition to Low Density Residential, on the north side of Cantrell at Taylor Loop, also characterized by low-density development of houses built on large lots. #5. From Transition to Commercial, on the north side of Cantrell at Taylor Loop, to recognize an existing PCD. #6. From Transition to Suburban Office, on the west side of Taylor Loop north of Westchester Court, consisting of residential lots and houses with half developed as business uses. V. From Transition to Suburban Office, east side of Taylor Loop north of Westchester Court, consisting of houses and one office use. #8. From Transition to Single Family, on Jerry Drive south of Cantrell, containing land platted for residential development in the Hoggard Subdivision. FILE NO.: LU03-01-01 (Cont.) #9. From Transition to Suburban Office, south side of Cantrell at Jerry Drive is characterized by office development in the commercial node located at the Cantrell/Taylor Loop intersection. #10. From Transition to Suburban Office, on the north side of Cantrell west of Pinnacle Valley Road, includes property developed with a restaurant and houses. #11. From Transition to Single Family, on the west side of Pinnacle Valley Road north of Cantrell, which is comprised of large lot residential and vacant land. #12. From Transition to Single Family, along Pine Mountain Road, comprised of the houses located on Pine Mountain Road and vacant land located on the east side of Pinnacle Valley Road. #13. From Transition to Single Family, on Cantrell at Westbury, consisting of single-family houses in the built out Westbury Subdivision. #14. From Transition to Park/Open Space, on Cantrell at Ison Creek, which contains vacant land in the floodway of Ison Creek. #15. From Transition to Suburban Office, on Cantrell next to Ison Creek, consisting of two pieces of property developed with houses built on large lots. #16. From Transition to Suburban Office, on the north side of Cantrell at Candlewood Drive, is characterized with low-density development with houses built on large lots. #17. From Low Density Residential to Single Family, north of the end of Pine Mountain Road, is vacant wooded land and has a newly platted five acres subdivision on it. #18. From Transition to Low Density Residential, on the south side of Cantrell along Crockett Street, consisting of property developed with houses built in the Pankey subdivision. #19. From Transition to Suburban Office, on the south side of Cantrell west of Sam Peck Road, containing tracts of undeveloped land. #20. From Transition to Office, on the north side of Cantrell at Sam Peck, consisting of land developed for offices with vacant land available for future development. #21. From Transition to Public Institutional, on the north side of Cantrell at Sam Peck at the Grace Community Church, containing a campus for church facilities. #22. From Transition to Suburban Office, on the north side of Cantrell east of Sam Peck, which may be characterized by a house, built on a large lot. FILE NO.: LU03-01-01 (Cont.) #23. From Transition to Office, on the south side of Cantrell east of Sam Peck, containing land developed for office uses. #24. From Transition to Single Family, on the south of Cantrell Road north of Piedmont, includes land located in the Piedmont Addition. #25. From Transition to Public Institutional, on the south side of Cantrell west of the Pleasant Ridge apartments, for St. Michaels Episcopal Church property. #26. From Multi -family to Single Family, on the north side of Cantrell across the street from the Pleasant Ridge apartments, which consists of a vacant hillside. #27. From Transition to Office, on the north side of Cantrell at Pleasant Ridge Road, containing land occupied by a bank and other office uses. #28. From Transition to Office, on the north side of Cantrell east of Southridge Drive, consisting of land occupied by office uses. #29. From Commercial to Suburban Office, on the east side of Fairview Road south of Pleasant Ridge Road, developed with houses. The Office category represents services provided directly to the consumers (e.g. legal, financial, medical) as well as general offices, which support more basic economic activities. The Suburban Office category provides for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. 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. Single Family provides for single- family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. Park/Open Space includes all public parks, recreation facilities, greenbelts, flood plains, and other spaces designated as open space and recreational land. Public Institutional represents public and quasi -public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. These proposed changes are intended to reflect existing conditions along the Cantrell Road corridor in the River Mountain Neighborhood Action Plan study area. With these changes, most of the area shown as Transition along Cantrell Road would be eliminated. FILE NO.: LU03-01-01 (Cont.) EXISTING LAND USE AND ZONING: The areas under consideration may be combined into four groups The first group (areas #1, - #16.) starts at the Cantrell Road / Rummel Road intersection and continues east to the Cantrell / Candlewood Drive intersection and covers 75.5 + acres of land. The north side of Cantrell Road west of the Taylor Loop intersection (areas #1, - #4.) is zoned Planned Development -Office, Planned Office Development, and Planned Development -Commercial for an assortment of offices and businesses while most of the residential land, both developed and non-developed land, is zoned R-2 Single Family. Areas #6 and #7 located on Taylor Loop Road south of the intersection with Cantrell is zoned PDO and Planned Commercial Development for small business located in houses, while the land zoned R-2 is used as residences. Area #8 is zoned R-2 for residences. Area #9, located on the east side of Jerry Drive is zone PCD and POD for small business. Area #10 contains a PCD for a restaurant while area #11 is vacant land zoned R-2. Area #12 on Pine Mountain Road is land zoned R-2 for houses. Area #13, covering the houses located on Westbury Drive is zoned R-2. Area #14 is vacant land zoned R-2 next to Ison Creek. Area #15 is property located between Ison Creek and Cantrell Road zoned R-2 for houses built on large lots. Area #16, zoned R-2 is composed of houses built on large lots. The first group of changes is adjacent to two commercial nodes. The first commercial node is located at the intersection of Cantrell Road and the east leg of Taylor Loop Road and has a variety of zoning classifications surrounding it. In addition to the R-2 Single Family zoning, there is also the following non- residential zoning: an area zoned PD -C (area # 10) for a business located at Cantrell Road and Pinnacle Valley Road, C-3 General Commercial for a shopping center north of the Cantrell and Taylor Loop intersection (between areas #5 and #10) and PDC for a small business to the east (area #10), while the south side of Cantrell Road is zoned PCD and PDO for banks and businesses east of the intersection while to the west of the intersection is a POD for a bank and a PCD for a vacant grocery store (between areas #3 and #6). The second commercial node is located at Cantrell Road and Candlewood Drive consists of a shopping center anchored by a grocery store zoned C-3 and includes some out parcels (situated on the east side of area #16). The opposite side of Cantrell Road has two properties zoned PDC for small businesses, a large lot zoned C-3 for a mini -storage facility, and a lot zoned PCD for a small shopping center (east of areas #14 and #15). A second group (area #17) is actually a single isolated area of 24.6 + acres of vacant land located east of Pinnacle Valley Road and north of the end of Pine Mountain Drive and is zoned MF -12 Multi -family. FILE NO.: LU03-01-01 (Cont The third group (areas #18 - #26) is centered on the intersection of Cantrell and Sam Peck Road. This group covers 54.6 + acres of land on the north and south side of Cantrell Road from Crockett Street to the west boundary of the Pleasant Ridge Subdivision and is zoned POD, PDO, 0-2, 0-3, MF -12, and R-2. The POD, PDO, 0-2 Office and Institutional, and 0-3 General Office zoned areas consists of offices and vacant land. The land zoned MF -12 is occupied by a church. Most of the R-2 zoned area consists of large tracts of vacant land with a few houses built on large lots. The third group also includes 11.2 + acres of vacant land zoned R-2 located on Cantrell Road across from the Pleasant Ridge apartments. The fourth group (areas #27 - #29) is located at Southridge Drive and Pleasant Ridge Road. Land there is zoned C-1 Neighborhood Commercial and PCD for businesses at the intersections. There is also land zoned C-2 Shopping Center, POD, and PCD occupied by a shopping center and office buildings, with some vacant land available to accommodate future development. The mostly vacant land southeast of the corner of Pleasant Ridge and Fairview Roads (north of Summit Road) is zoned R-2. 12.66 + acres of this area are covered by the proposed changes. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On June 4, 2002 a change was made from Single Family to Suburban Office at 17005 Cantrell Road to reflect existing conditions about 1 mile west of the study area. On July 17, 2001 a change was made from Single Family to Park/Open Space at Panky Park located at Russ and Piggee Streets near the center of the study area to recognize the park. On October 5, 1999 a change was made from Office to Mixed Office Commercial at Ranch Drive and Cantrell Road about 1 mile west of the study area to accommodate proposed development. On April 20, 1999 multiple changes were made from Single Family and Low Density Residential to Park/Open Space, Multi -family, Office and Commercial at Cantrell and Black Roads near the center of the study area to accommodate proposed development. The study area consists of three nodes shown as Commercial along Cantrell Road located at the intersections of Cantrell Road with Taylor Loop Road, Candlewood Drive, and Southridge Drive/Pleasant Ridge Road. Two areas are shown as Multi -family located on Pleasant Ridge Road and west of Sam Peck Road. Two small areas of Low Density Residential are shown on the south side of Cantrell Road at the southeast corners of Russ and Black Streets. An isolated area east of Pinnacle Valley Road north of the end of Pine Mountain Drive is shown as Low Density Residential. Suburban Office is shown along Summit Road southeast of the Rodney Parham/Cantrell intersection. Pankey is shown primarily as Single Family on the Plan and the majority of the remainder of property fronting onto Cantrell is shown as Transition. The majority of the land FILE NO.: LU03-01-01 (Cont.) not shown as Transition on the Future Land Use plan in the surrounding areas is shown as Single Family. MASTER STREET PLAN Cantrell Road is shown on the Master Street Plan as a Principal Arterial and is built to a 5 -lane width with curb and gutter installed. Pinnacle Valley and Taylor Loop Roads are shown on the Master Street Plan as Minor Arterials and built as rural two-lane roads. Any developments on Pinnacle Valley and Taylor Loop Roads would require half street improvements to improve these routes to Master Street Plan standards. Southridge Drive, Pleasant Ridge Road, Sam Peck Road, and Black Street are all shown on the Master Street Plan as Collector Streets. Southridge Drive and Pleasant Ridge Road are built to the Master Street Plan standards for Collector Streets. Sam Peck Road, and Black Street both require improvements to conform to the Master Street Plan. The only Bikeway shown in the study area is a Class III bikeway on Pinnacle Valley Road from State Highway 300 to Cantrell Road. Any development on Pinnacle Valley Road would need to accommodate the Class III bikeway. PARKS: The Little Rock Parks and Recreation Master Plan of 2001 shows three parks within the study area. River Mountain Park is located between Rivercrest and Southridge Drive in the valley. River Mountain Park is shown as an undeveloped Large Urban Park of 378.0 + acres of natural open space intended to serve a large area of the city. Large Urban Parks generally consist of large open natural spaces with minimal development in environmentally sensitive areas. Pankey Park located at Russ and Piggee Streets is shown as a Neighborhood Park consisting of 5.0+ acres developed to serve the needs of the surrounding neighborhood. Neighborhood Parks usually consist of a large open area and provide playground facilities. Taylor Loop Park is shown as an Undeveloped Community Park of 35.0+ acres intended to serve the needs of the surrounding neighborhoods. Community Parks provide a mixture of active and passive recreational facilities. River Mountain Park and Taylor Loop Park would require development to conform to their respective classifications within the Parks and Recreation Master Plan. Pankey Park does not require further development in order to conform to the plan. HISTORIC DISTRICTS: There are no historic districts that would be affected by this amendment FILE NO.: LU03-01-01 (Cont.) CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN These amendments are located in an area covered by the River Mountain Neighborhood Action plan. This plan is currently under revision. These amendments are the result of the recommended changes to that plan. ANALYSIS: The change for area #14, Transition to Park/Open Space, recognizes the existing floodway of Ison Creek, would enhance the protection of the natural environment of the area, and expand the buffer between the houses located on Westbury Drive and property fronting Cantrell Road. The change located on the north side of Cantrell just west of the Taylor Loop intersection, area #5 Transition to Commercial, would recognize an existing PCD (Walgreen's) and C-3 zoning located in the commercial node at Cantrell and Taylor Loop. Two changes are intended to reduce the density allowable for residential development. The first area, #17, located north of the end of Pine Mountain Road calling for a change from Low Density Residential to Single Family to recognize a five -acre single family development. This would recognize existing zoning and use. The next area #26, located on Cantrell Road across the street from the Pleasant Ridge apartments, would result in a change from Multi -family to Single Family to recognize existing R-2 zoning. The land had been zoned PRD but was revoked on July 7, 1998 due to the expiration of the time extension for the development of the property. The two changes for Transition to Low Density Residential, changes #4 and #18, will expand the amount of land available for residential development at increased density. Change #4, located on the north side of Cantrell at Taylor Loop, would create a buffer between the area to the north shown as Single Family, and the commercial node located at the intersection. Change # 18, located on the south side of Cantrell along Crockett Street, will allow for more residential development to take place at higher densities and increase the opportunity for a greater variety of housing types in the neighborhood. Area #21, located on the north side of Cantrell at Sam Peck, and area #25, located on the south side of Cantrell west of the Pleasant Ridge apartments, would recognize the churches at those locations by changing the land use categories for these sites from Transition to Public Institutional. These changes would recognize existing use and zoning. The changes of Transition to Office for areas #20, #23, #27, and #28, would recognize existing zonings and land uses. About half of the land area in area #20, located next to the Grace Community Church, is already built out with an FILE NO.: LU03-01-01 (Cont.) office development. The change located in area #23 on the south side of Cantrell east of Sam Peck, would recognize existing uses and zoning at this location. Areas #27 and #28, located at the intersection of Cantrell and Southridge Drive, is also largely built out with office developments. The change in this area would recognize new developments at this location. The change would also recognize existing use and zoning. All of the land use changes of Transition to Single Family located in study areas #2, #8, #13, and #24, recognize existing land uses and expand areas shown as Single Family in platted subdivisions. Westchester Court is part of a platted subdivision and is shown as area #2. These homes are fairly new, back up to Cantrell Road, and there is no room for additional development along Cantrell to the rear of these houses. This would recognize existing use and zoning. The change for area #8 on Jerry Drive is inside a platted subdivision. This change would recognize the existing pattern of residential lots that front Jerry Drive and abuts the non-residential development on Cantrell Road. This would recognize existing use and zoning. Westbury and Westchase Drive are part of a platted subdivision and are shown as area #13 and would recognize existing development patterns and zoning. The change to Single Family located at area #24, south of Cantrell Road north of Piedmont Lane is platted property in a subdivision and is accessed from Piedmont Lane and is physically separated from Cantrell Road by the property to the north. This would recognize existing use and zoning. The changes of Transition to Single Family for areas #11 and #12 expand areas shown as Single Family but contain large tracts of vacant land. The change at area #11 covers a parcel of land that is physically separated from Pinnacle Valley Road by Ison Creek and Cantrell Road from the developed properties to the south. The change for area #12 would both recognize existing single family development on Pine Mountain Road and buffer the existing development from non-residential uses by expanding the area shown as Single Family. This would recognize existing use and zoning for homes fronting on Pine Mountain Drive. The changes located at areas #1 and #9 would result in a land use changes from Transition to Suburban Office. The change at area #1 would recognize existing conditions along the north side of Cantrell Road for most of the distance between Rummel Road and the commercial node at the Taylor Loop intersection where the property fronts Cantrell Road and further residential development is unlikely to take place. The change at area #9 would recognize existing conditions located on the southeast corner of the intersection of Cantrell Road and Jerry Drive where new residential uses are unlikely to develop in the future. The changes located at areas #3, #6, #7, #10, #15, #16, #19, and #22, would result in a land use change from Transition to Suburban Office. The change for area #3 covers property fronting Cantrell Road west of the Harvest Foods location. This change would provide a buffer for Single Family development on Westchester Court from the non-residential development to the northeast. The FILE NO.: LU03-01-01 (Cont.) change at area #6 on the west side of Taylor Loop Road would recognize existing conditions. Half of the lots are zoned for non-residential uses, and the other half are zoned R-2 Single Family. The change at area #7 on the east side of Taylor Loop Road would provide for land for non-residential development to take place in an area where the property fronts Taylor Loop Road and buffer the residential uses to the east from the intense uses to the west. The change at area #10 on the north side of Cantrell Road at the intersection of Jerry Drive would recognize an existing business located on land that is part of the Cantrell/Taylor Loop commercial node and is unlikely to be developed for residential uses. Area #15 is a small piece of land located between Cantrell Road and Ison Creek that fronts Cantrell Road is unlikely to be further developed for residential uses in the future. The change at area #16 includes property that fronts Cantrell Road between the Kroger development and Pine Mountain Drive. The change for area #19 located along the south side of Cantrell from Crockett Street to Sam Peck Road would allow the future development of this property to a suburban office type of development on the west side of Sam Peck Road from the Office development located across the street in the Grace Community Church Addition. The change for area #22 on the north side of Cantrell east of Sam Peck would expand the existing area fronting Cantrell Road at the Grace Community Church available for non-residential. The change would reduce land available for residential uses in the vicinity of the Cantrell/Sam Peck intersection. All of the areas shown as Transition are characterized by low densities of development with the majority of the land in these areas zoned either for office uses through the Planned Zoning Development process or R-2. In the amendment areas under review, the few areas zoned for commercial uses are small businesses. The two areas zoned for multi-family uses consist of a church at one location and vacant land at the other locations. The non-residential uses were zoned using the Planned Zoning Development process, a requirement for non-residential uses located in areas shown as Transition. Most of the PZD zoned areas are uses compatible with the Suburban Office category. These changes are intended to reflect existing conditions within the study area. Any development within these areas would need to conform to the design standards of the Highway 10 DOD. For most of the area, the category of Suburban Office would protect the scenic value of the Highway 10 DOD through the requirement of PZD's. The proposed changes to Low Density Residential, Single Family, Park/Open Space and Public Institutional reflect existing conditions and provide for less intense development in the Highway 10 corridor. Area # 29 has been removed from the amendment. After checking the survey for the PCD to the northeast, it was discovered that the amendment area was non- existent. The original intent of the change was to amend the classification on land south of the PCD to remove future Commercial along Fairview Road. The PCD line is actually on the southern border of the amendment area, therefore the amendment in this area is not necessary. FILE NO.: LU03-01-01 (Cont.) NEIGHBORHOOD COMMENTS Notices were sent to the following neighborhood associations: Pleasant Valley Property Owners Association, River Valley Property Owners Association, Pankey Community Improvement Association, Piedmont Neighborhood Association, Pleasant Forest Neighborhood Association, Secluded Hills Property Owners Association, Walton Heights-Candlewood Neighborhood Association, Westbury Neighborhood Association, and Westchester/Heatherbrae Property Owners Association. Staff has received 34 comments from area residents. 14 are in support, 4 are opposed to the change and 16 were neutral. Pleasant Forest Neighborhood Association, which is south of areas #18 - #29, supports the changes. STAFF RECOMMENDATIONS: Staff believes some of the changes are appropriate and some are not. Staff recommends the changes for areas #1, #2, #5, #8, #9, #11, #12, #13, #14, #17, #18, #20, #21, #23, #24, #25, #27, #28, and #29. These changes would recognize existing conditions and encourage new non-residential developments to conform to the requirements of the Highway 10 Design Overlay District. Staff does not recommend the changes for areas #3, #4, #6, #7, #10, #15, #16, #19, #22, and #26. Although the category of Suburban Office would allow non- residential development in conformance to the requirements of the Highway 10 Design Overlay District, the possibility of future residential developments at increased densities would be eliminated. The land shown as Transition in area #4 already allows the property to be developed for residential uses at greater densities as long as the development either conforms to the Highway 10 Design Overlay District or is developed through the PZD process. The change to Commercial for area #5 would allow non-residential development to take place without the requirement for a PZD intended to protect the integrity of the Highway 10 Design Overlay District. PLANNING COMMISSION ACTION: (JANUARY 9, 2003) Brian Minyard, City Staff, made a brief presentation to the commission. Planning Commission Chair Obray Nunnley recommended that the presentation and discussion of this item be divided to give the Planning Commission the opportunity to discuss the amendments separately so a separate vote could be taken for each of the areas. It was agreed that the proposed changes to the Future Land Use Plan supported by city staff and property owners would be grouped together for one vote, while the controversial proposals would be voted on separately. 10 FILE NO.: LU03-01-01 (Cont.) Before proceeding further with the discussion, Commissioner Nunnley requested that the individuals opposed to changes introduce themselves to the Planning Commission. Mr. Tom Cole presented himself in opposition to the changes recommended for Areas 4, 5, and 10. Mr. Keith Wingfield introduced himself in opposition to the proposed changes for Areas 11, and 12. Mr. Harrigan Wordsmith introduced himself to address the recommended change for Area 23. Mr. Tom Cole, representing David J. Jones & Co., spoke in opposition to the changes recommended for Areas 4, 5, and 10. Mr. Cole stated that he learned about the proposed Land Use Plan amendment from Commissioner Rector. Mr. Cole also found out about the review of the River Mountain Neighborhood Action Plan from Commissioner Rector. Mr. Cole stated that property owners were not notified of the plan review or the proposed plan amendments. Mr. Cole stated that property owners as well as residents were stakeholders in the areas being discussed for this item. Mr. Jim Lawson, Secretary to the Planning Commission, stated that not everyone who was invited to participate in the review process attended the meetings. Brian Minyard, City Staff, stated that staff relies on the ownership records at the Pulaski County Tax Assessors Office to obtain the names and addresses of property owners for notification purposes. Commissioner Rector stated that he would recuse on Areas 4 and 5. Commissioner Norm Floyd asked Mr. Cole if there was a better way to research property ownership. Mr. Cole stated extra steps should be taken to notify property owners without specifying what those steps were. Commissioner Floyd asked Mr. Cole if he owned property in the areas under discussion. Mr. Cole stated that he had an interest in some property located in the areas under discussion. Commissioner Bob Lowry asked if the Board of Directors determines the process for notifying property owners. Stephen Giles, City Attorneys Office, stated that the Board of Directors has the authority to make changes to the notification process. A motion was made to approve the changes as recommended by staff for Areas 1-9, 13, 15-22, 24-27, and 29. The motion passed with a vote of 10 ayes, 0 noes, and 1 absent. Commissioner Rector recused on Areas 4 and 5. Brian Minyard, City Staff, made a brief presentation of the proposed change for Area 10. Commissioner Judith Faust stated that the staff report recommended against the proposed change from Transition to Suburban Office. A motion was made to deny the change as recommended by staff for Area 10. The motion passed with a vote of 10 ayes, 0 noes, and 1 absent. 11 FILE NO.: LU03-01-01 (Cont.) Brian Minyard, City Staff, made a brief presentation of the proposed change for Area 11. Planning Commission Chair, Obray Nunnley asked if there should be a buffer between an area shown as Single Family and areas designated for non- residential uses. Brian Minyard, City Staff, stated that in this case the residential area would be accessed without driving through a non-residential area. Mr. Keith Wingfield, representing the property owners in Areas 11 and 12, spoke in opposition to the recommended changes. Mr. Wingfield stated that the current Transition future land use category shown provides for an orderly change between residential and non-residential uses. Mr. Wingfield was opposed to designating areas as Single Family next to non-residential areas and added that Single Family developments would not take place next to those areas. The Transition category would allow higher density residential uses to develop and serve as a buffer between Single Family and non-residential uses. Commissioner Faust asked what was located on the side of the road opposite from Area 11. Mr. Wingfield stated a house. Commissioner Floyd asked if Areas 11 and 12 should remain classified as Transition on the Future Land Use Plan. Mr. Wingfield replied in the affirmative and then asked if a Planned Zoning Development was always required in an area shown as transition. Mr. Lawson stated that a Planned Zoning District was required unless an application conforms to Design Overlay Standards. In this case, the areas shown as Transition on the Future Land Use Plan coincide with the area covered by the Highway 10 Design Overlay District. A motion was made to deny the change as recommended by staff for Area 11. The motion passed with a vote of 10 ayes, 0 noes, and 1 absent. Mr. Wingfield spoke in opposition to the proposed change in land use from Transition to Single Family in Area 12 along Pinnacle Valley Road. Mr. Wingfield stated that the property in Area 12 was near a commercial node and that the owners wanted the property to remain classified as Transition. Planning Commission Chair, Obray Nunnley asked staff if Pinnacle Valley Road was a minor arterial. Mike Hood, City Staff, stated that not only was Pinnacle Valley Road classified as a Minor Arterial on the Master Street Plan, but that the Public Works Department wanted to widen the road and reduce the number of curves. A motion was made to approve the change as recommended by staff for Area 12. The motion failed with a vote of 5 ayes, 5 noes, and 1 absent. 12 FILE NO.: LU03-01-01 (Cont.) Brian Minyard, City Staff, made a brief presentation on Area 14. Mr. Minyard stated that the property in this area was isolated from neighboring properties. Planning Commission Chair, Obray Nunnley noted that the opposition to the proposed change to Park/Open Space in Area 14 was not present. A motion was made to approve the change as recommended by staff for Area 14. The motion passed with a vote of 10 ayes, 0 noes, and 1 absent. Brian Minyard, City Staff, made a brief presentation on Area 23. Mr. Minyard stated that the existing building on this property had an existing office component. Commissioner Norm Floyd asked why the land use category couldn't be changed to Mixed Office Commercial instead of Suburban Office since the property in question was zoned as a Planned Office Development. Brian Minyard, City Staff, stated that this recommendation was based on suggestions made by the Review Steering Committee for the River Mountain Neighborhood Action Plan. Mr. Harrigan Wortsmith spoke in opposition to the change proposed for Area 23 and stated that the Transition Future Land Use category worked well for this property. Commissioner Bill Rector stated that the change to Suburban Office would merely eliminate the potential for residential uses on the property. Jim Lawson, City Staff, stated that the Suburban Office category would limit future office development to one-story office buildings. A motion was made to approve the change as recommended by staff for Area 23. The motion passed with a vote of 10 ayes, 0 noes, and 1 absent. Brian Minyard, City Staff, made a brief presentation on Area 28. Mr. Minyard stated a homeowner located in that area opposed the recommended change for Area 28. Planning Commission Chair, Obray Nunnley noted that the opposition to the proposed change to Office in Area 28 was not present. A motion was made to approve the change as recommended by staff for Area 28. The motion passed with a vote of 10 ayes, 0 noes, and 1 absent. Vote Summa A motion was made to accept the recommendations by staff for Areas 1-9, 13, 15-22, 24-27, and 29. The motion passed with a vote of 10 ayes, 0 noes, and 1 absent. Commissioner Rector recused on areas 4 and 5. This vote resulted in a 13 FILE NO.: LU03-01-01 (Cont.) recommendation from the Planning Commission to change the Land Use categories where Staff recommended approval and deny the change where Staff recommended denial for Areas 1-9, 13, 15-22, 24-27, and 29. For the description and location of those changes see the Proposal / Request section of the Staff Report. For the list of recommendations see the Staff Recommendation section of the Staff Report. A motion was made to deny the change as recommended by staff for Area 10. The motion passed with a vote of 10 ayes, 0 noes, and 1 absent. The issue for Area 10 was a change from Transition to Suburban Office, on the north side of Cantrell west of Pinnacle Valley Road, includes property developed with a restaurant and houses. This vote resulted in a recommendation from the Planning Commission to preserve Area 10 as Transition on the Future Land Use Plan. A motion was made to deny the change as recommended by staff for Area 11. The motion passed with a vote of 10 yes, 0 noes, and 1 absent. The issue for Area 11 was a change from Transition to Single Family, on the west side of Pinnacle Valley Road north of Cantrell, which is comprised of large lot residential and vacant land. This vote resulted in a recommendation from the Planning Commission to preserve Area 11 as Transition on the Future Land Use Plan. A motion was made to approve the change as recommended by staff for Area 12. The motion failed with a vote of 5 ayes, 5 noes, and 1 absent. The issue for Area 12 was a change from Transition to Single Family, along Pine Mountain Road, comprised of the houses located on Pine Mountain Road and vacant land located on the east side of Pinnacle Valley Road. This vote resulted in a recommendation from the Planning Commission to preserve Area 12 as Transition on the Future Land Use Plan. A motion was made to approve the change as recommended by staff for Area 14. The motion passed with a vote of 10 ayes, 0 noes, and 1 absent. The issue for Area 14 was a change from Transition to Park/Open Space, on Cantrell at ]son Creek, which contains vacant land in the floodway of Ison Creek. This vote resulted in a recommendation from the Planning Commission to change Area 14 to Park/Open Space on the Future Land Use Plan. A motion was made to approve the change as recommended by staff for Area 23. The motion passed with a vote of 10 ayes, 0 noes, and 1 absent. The issue for Area 23 was a change from Transition to Office, on the south side of Cantrell east of Sam Peck, containing land developed for office uses. This vote resulted in a recommendation from the Planning Commission to change Area 23 to Office on the Future Land Use Plan. A motion was made to approve the change as recommended by staff for Area 28. The motion passed with a vote of 10 ayes, 0 noes, and 1 absent. The issue for Area 28 was a change from Transition to Office, on the north side of Cantrell 14 FILE NO.: LU03-01-01 (Cont.) east of Southridge Drive, consisting of land occupied by office uses. This vote resulted in a recommendation from the Planning Commission to change Area 28 to Office on the Future Land Use Plan. 15 R2 t R2 R2 #1 T to SO 55 T to C Area Zoning Case # LU 03-01-01 N Cantrell Road #1 T to S0, #2 T to SF, #5 T to C, #8 T to SF CT: 42.05 TRS: T2NR13W18 0 eco 400 F -t PD: l Vicinity Map Wad: 5 Item# Land Use Case # LU 03-01-01 N p . Cantrell Road #1 T to SO, #2 T to SF, #5 T to C, 98 T to SF CT: 42.05 TRS: T2NR13W18 0 200 400 Feet PD: 1 _--- vicinity Map Ward: 5 Item # FrA Area Zoning Case # LU 03-01-01 Cantrell Road o #18TtoLDR,SFto Tto 421 T & SF to P,, #23 T to O 424 T to SF, #25 T to PI CI: 42.05 TRS: T2NR13W18 0 200 400 Feet PD: 1 vicinity M7ap Ward: 5 Item 4 a; I Area Zoning Case # LU 03-01-01 Cantrell Road o #18TtoLDR,SFto Tto 421 T & SF to P,, #23 T to O 424 T to SF, #25 T to PI CI: 42.05 TRS: T2NR13W18 0 200 400 Feet PD: 1 vicinity M7ap Ward: 5 Item 4 Land Use Case # LU 03-01-01 N Cantrell Road o T to SDR #20 T 421 to ` #21 T & SF to P, 4123 T to O #24 T to SF4,25 T to PI CT: 42.05 TRS: T2NR13Wt8 0 200 400 Feet PD: I Vicinity Map Ward: 5 Item# - • ����VpID119�ipil�i� ��L! - • •J H ON .- . €€ • . -- CAN• ply Land Use Case # LU 03-01-01 N Cantrell Road o T to SDR #20 T 421 to ` #21 T & SF to P, 4123 T to O #24 T to SF4,25 T to PI CT: 42.05 TRS: T2NR13Wt8 0 200 400 Feet PD: I Vicinity Map Ward: 5 Item# Area Zoning Case # LU 03-01-01 N Cantrell Road #27 T to O, #28 T to O C: 42.05 TRS: T2NR13W18 0 200 400 Feet Z� PD: 1 Vicinity Map Ward: 5 Item # cANTRF<< SF SF SFS MF Land Use SF SF 428 T to O SF Case # LU 03-01-01 N Cantrell Road A ° 427 T to 0, #28 T to 0 �{,Y� CT: 42.05 TRS: T2NR13W18 0 200 400 Feet PD: 1 Vicinity Map Ward: 5 Item # ORDINANCE NO. 18,815 AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE RIVER MOUNTAIN PLANNING DISTRICT FROM TRANSITION AND LOW DENSITY RESIDENTIAL TO OFFICE, SUBURBAN OFFICE, LOW DENSITY RESIDENTIAL, SINGLE FAMILY, PARK/OPEN SPACE, COMMERCIAL, AND PUBLIC INSTITUTIONAL; AND FOR OTHER PURPOSES. WHEREAS, as the Little Rock Planning Commission believes it appropriate to amend the plan. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS. SECTION L That the western half of Transition located on the north side of Cantrell Road east of Rummel Road, be amended to Suburban Office. SECTION 2. That Transition located on the south side of Cantrell at the end of Westchester Court be amended to Single Family. SECTION 3. That the southeast comer of the Transition on the north side of Cantrell immediately west of Taylor Loop be amended to Commercial. SECTION 4. That Transition on Jerry Drive south of Cantrell and immediately north of the Single Family be amended to Single Family. SECTION 5. That Transition on the southeast corner of Cantrell Road and Jerry Drive east of the Public Institutional be amended to Suburban Office. SECTION 6. That Transition on Westbury Drive be amended to Single Family. SECTION 7. That Transition on the south shore of Ison Creek and north of Westbury be amended to Park/Open Space. SECTION 8. That Low Density Residential, north of the end of Pine Mountain Road, be amended to Single Family. SECTION 9. That Transition on the south side of Cantrell along both sides of _ Crockett Street and extending south to the Multi Family be amended to Low Density Residential. SECTION 10. That Transition, on the north side of Cantrell at Sam Peck west of the Public Institutional be amended to Office. SECTION 11. That Transition and Single Family on the north side of Cantrell at Sam Peck at the Grace Community Church be amended to Public Institutional. SECTION 12. That the northwest comer of the Transition on the south side of Cantrell east of Sam Peck be amended to Office. SECTION 13. That the southwest comer of the Transition on the south side of Cantrell east of Sam Peck north of Piedmont, be amended to Single Family, SECTION 14. That the east half of the Transition on the south side of Cantrell east of Sam Peck for St. Michaels Episcopal Church property be amended to Public Institutional. SECTION 15. That Transition on the north side of Cantrell at Pleasant Ridge Road and west of Southridge be amended to Office. SECTION 16. That Transition on the north side of Cantrell east of Southridge Drive be amended to Office. SECTION 17. That the ordinance shall take effect and be in full force from and after its passage and approval. PASSED: FEBRUARY 18, 2003 ATTEST: City lerk APPROVED: Vice Mayor Area Zoning Case # LU 03-01-01 N Cantrell Road #18 T to LFR, #20 Tto � o � #21T&SF to P, #23TtnO #24 Tto SF, #25 Tto PI Cr: 42.05 'IRS: TUNRIMS 0 200 400 Feet PD: 1 v,—ry Map ward: 5 Item 1 v -- ,- '•I Z� EUN€NIE9e: ........ " PON J• • ' • ms �i%iii�i�i�JiSO ,`��I I, k - "- �1eMWOM wl iGift. �.rati I 1 �t r ' t. Area Zoning Case # LU 03-01-01 N Cantrell Road #18 T to LFR, #20 Tto � o � #21T&SF to P, #23TtnO #24 Tto SF, #25 Tto PI Cr: 42.05 'IRS: TUNRIMS 0 200 400 Feet PD: 1 v,—ry Map ward: 5 Item Land Use Case # LU 03-01-01 N ftU Road #1818 TTtto LDP, #20 T to O, #24 Tto SF, #25 Tto PIS O Cl' 4105 TRS: TZR13W18 0 200 400 Feet PD: 1 Vicinity Map wad- 5 item# Area. Zoning Case # LU 03-01-01 N #27 T ll Road � #27 Tto 0, #28 T to 0 CT. 42.05 TRS: T2NR13WI8 0 200 400 Feet PD: l Vicicity Ntp a Wank 5 Item # 1' w. e • r'� `' Ifi t � 'I ��" � ate.,© • Area. Zoning Case # LU 03-01-01 N #27 T ll Road � #27 Tto 0, #28 T to 0 CT. 42.05 TRS: T2NR13WI8 0 200 400 Feet PD: l Vicicity Ntp a Wank 5 Item # PKIOS PKIOS �14 SF4 8�Itaw�'e unite® ���` • � �' �°" � � ares, SF 7 SF �� #28 T to O SF Land Use Case # LU 03-01-01 N Cantrell #27 T to O 0,, # #28 T to 0 1 Cr. 4205 TRS:' T2NR13W18 0 2DO 4W Feet PD: I viarn tyMap I Ward: 5 Item # HPDR R2 a TtoSO R? Im �. ift FR ,? PR j iglu 1 I�iiIVI���IP p i � Area. Zoning Case # LU 03-01-01 N Cantrell Road T to SO, T to SF, T to PI, T to O MF to SF, C to SO z Cr: 42.05 TRS: T2NR13WI8 o zoo aoo Feet PD: ] vicin ry Map Ward: 5 Item # 14 Land Use Case # LU 03 Ol-Ol N Cantrell Road T to SO, T to SF, LDRto SF T to PKlOS CT: 42.05 'IRS: T2NR13WI8 0 zoo aoo Fac PD: I Vicinity M ward: 5 Item # 14 F F PK/OS SF Land Use MF to MFme T to Ff MF "4 Case # LU 03-Ol-Ol N Cantrell Road T to SO, T to SF, T to PI T to LDR, W to SF Cr. 42.05 TRS: 'I2NR13W18 0 200 400 Feet PD 1 vicinity neap Ward: 5 Item # 14 A SF SF 4 a :: PK/OS fo SO SF �� S Z 1*4 12RF-PK/OS MF Land Use m� , AN i A. 'a. PI Case # LU 03-01-01 N Cantrell Road � T to SO, T to SF, T to PI, T to O MF to SF, C to SO _ CT: 42.05 TRS: T2NR13W18 0 200 400 Feet 1 PD: 1 Vicinity Map Ward: 5 Item # 14 O �J p, SF RSP a MF SF MF o SF4�� DRi F ASF . SF • t►HOR • a SF 2 _SF A SF _ Land Use m� , AN i A. 'a. PI Case # LU 03-01-01 N Cantrell Road � T to SO, T to SF, T to PI, T to O MF to SF, C to SO _ CT: 42.05 TRS: T2NR13W18 0 200 400 Feet 1 PD: 1 Vicinity Map Ward: 5 Item # 14