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HomeMy WebLinkAbout2 Staff Report_MinutesJuly 24, 2003 ITEM NO.: 10 FILE NO.: LU03-01-04 Name: Land Use Plan Amendment - River Mountain Planning District Location: 14410 Cantrell Rd. Request: Transition to Commercial Source: Ray Lusk PROPOSAL/REQUEST Land Use Plan amendment in the River Mountain Planning District from Transition to Commercial. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. Staff is not expanding the application since the Land Use Plan in this area was reviewed six months ago. EXISTING LAND USE AND ZONING The property is currently vacant land zoned R-2 Single Family and is 10.18 + acres in size. The property to the north is vacant land zoned R-2 Single Family with a parcel of vacant land further to the north zoned MF -12 Multifamily. The property to the east is zoned Planned Commercial Development for a Bank, C-3 General Commercial for a grocery store and drive-in restaurant. Further east, toward Black Street, the property is zoned PCD, 0-3 General Office, MF -12 and Open Space for an office building, church, and vacant land. A bank is under construction on C-3 zoned property. The development to the south includes a Liquor store zoned Planned Development - Commercial, a car wash zoned PDC, a mini -warehouse zoned C-3, a PCD zoned strip shopping center, vacant land zoned R-2 along Ison Creek, and houses located in the Westbury subdivision zoned R-2. The property to the west consists of R-2 zoned houses located in the Pine Mountain subdivision while the restaurant located west of Pinnacle Valley Road is zoned PDC. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On February 18, 2003 multiple changes were made from Transition and Low Density Residential to Suburban Office, Single Family, Commercial, Park / Open Space, Low Density Residential, Office, and Public Institutional within a 1 mile radius of the applicant's property along Cantrell Road to recognize existing conditions. On July 17, 2001 a change was made from Single Family to Park / Open Space about 1 July 24, 2003 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: LU03-01-04 mile east of the property in question to recognize Pankey Park. On April 20, 1999 multiple changes were made from Single Family and Low Density Residential to Park / Open Space, Multifamily, Office, and Commercial on the north side of Cantrell at Black Road to accommodate proposed development about 1/3 of a mile to the east of the original application area. The applicant's property is shown as Transition on the Future Land Use Plan. All of the land north of the study area is shown as Single Family. The neighboring property to the east is shown as Transition and Commercial. At the intersection of Black Street, the land is shown as Mixed Office Commercial, Office and Multifamily. The land on the south side of Cantrell Road is shown as Low Density Residential east of Black Street, Commercial west of Black Street, Transition between Cantrell Road and Ison Creek, and Park / Open Space at Ison Creek. The land to the west is shown as Park / Open Space along the floodway of ]son Creek and Transition west of the creek. The applicant's property was previously the subject of a land use plan amendment for a change from Transition to Suburban Office and Single Family. The Planning Commission denied both proposed changes at the January 9, 2003 Planning Commission meeting. The Board of Directors adopted the Planning Commission's recommendation on February 18, 2003. 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 Road is shown as a Minor Arterial built as a rural two lane road. There are no Bikeways shown that would be affected by this amendment. Since the applicant's property is located near an intersection between a Principal and Minor Arterial, access to developments on the applicant's property will need to be provided in a way that does not create an interference in the Level of Service (LOS) at the intersection. PARKS The application area is located about halfway between Taylor Loop and Pankey Parks. The Little Rock Parks and Recreation Master Plan of 2001 shows that both parks are at the outer edge of the eight -block radius of the plan's goal of providing park and open space facilities within an eight -block walking distance of all City of Little Rock residents. 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. Taylor Loop Park would require development to conform to the classifications within the Parks and July 24, 2003 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: LU03-01-04 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. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The plan contains a goal of preserving the environmental integrity of the area and lists actions statements supporting the enforcement of the Highway 10 DOD regulations, the tree preservation and hillside excavation ordinances. ANALYSIS: The application area is located in the Highway 10 Design Overlay District. The current category of Transition shown for the applicant's property is intended to serve as a step between less intense land uses and more intense land uses. This application is an increase if intensity of uses. The Transition category was intended to accommodate residential areas and "nonconforming nonresidential uses." In areas shown as Transition, a Planned Zoning District is required unless an application conforms to the Design Overlay standards. The design standards of the Highway 10 DOD are intended to protect the scenic value of the Highway 10 DOD through the requirement of PZD's. Any development of the property in question would nee to conform to the design standards of the Highway 10 DOD. Most of the areas shown as Transition along Cantrell Road are characterized by low densities of development with the majority of the land in these areas zoned either for offices using the PZD process or R-2. The non-residential uses were zoned using the Planned Zoning development process, a requirement for nonresidential uses in areas shown as Transition. The application area is located in an area of expanding Commercial development. Most of the property shown as Commercial in the vicinity of the applicant's property is developed with existing Commercial uses. For some commercial uses, such as the larger retail uses, the land available is built -out. For some of the less intense Commercial uses some vacant land remains available. This application will expand the area already shown as Commercial at 14000 Cantrell Road towards Pinnacle Valley Road. July 24, 2003 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: LU03-01-04 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 not received any comments from area residents at this time. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. The change to Commercial will expand an area shown as Commercial and be subject to the Highway 10 DOD requirements. PLANNING COMMISSION ACTION: (JULY 24, 2003) Brian Minyard, City Staff, made a brief presentation to the commission. Donna James made a presentation of item 10.1 so the discussion could coincide with the discussion for item 10. See item 10.1 for a complete discussion concerning the Long Form Planned Commercial Development. Joe White, representing the applicant gave a brief description of the applicant's plans for developing the property. Nathan Culp, President of the Westbury Neighborhood Association, spoke in opposition to the application. Mr. Culp opposed the proposed change from Transition to Commercial based on the three following points: a change to Commercial would result in the linear development of C-3 properties along Highway 10, the Commercial category is not appropriate next to Single Family development, and a change to Commercial would defeat the purpose of the Transition land use category which is intended to provide a transition between residential uses and more intense uses. Virginia Strohmeyer-Miles, Secretary of the Westbury Neighborhood Association, spoke in opposition to the application citing her concerns that the application would result in strip development along Highway 10. Joe White, in response to the opposition, stated that a large office building would generate more traffic than the applicant's proposal would and that Lot 1 would be separated from the proposed development. Commissioner Mizan Rahman asked if Lot 1 was included in the Land Use Plan Amendment. Jim Lawson stated that Lot 1 was included in the amendment application. July 24, 2003 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: LU03-01-04 Commissioner Judith Faust expressed concerns about reducing the area shown as Transition of the Future Land Use Plan. Mr. Lawson stated that the intersection between the two arterials at Highway 10 and Pinnacle Valley Road was a logical place to expand an area shown as Commercial. Commissioner Obrary Nunnley asked how Lot 1 would be treated. Mr. Lawson stated that the applicant could submit a development proposal for Lot 1, or could exclude Lot 1 from the plan amendment. Commissioner Norm Floyd asked a question about the size of Lot 1. Joe White stated that Lot 1 was about 1 acre in size. Mr. Lawson stated that any future non-residential development of Lot 1 would require a Planned Zoning Development. Joe White requested to have the application amended to exclude Lot 1 from the Land Use Plan Amendment. A motion was made to approve the item as amended to exclude Lot 1 from the Land Use Plan Amendment. The item was approved with a vote of 10 ayes, 0 noes, and 1 absent. Vicinity Map AREA ZONING Case: LU03-01-04 N Location: 14410 CANTRELL ROAD Ward: 4 PD: 1 0 175350 700 Feet CT: 42.05 TRS: T2NR13WI8 SF 7S�F "CRTFtNE�u aQ � Q0 SF._CD qq -- - C3 PK/OS Z/ MF Vicinity Map PLAN AMENDMENT Case: LU03-01-04 N Location: 14410 CANTRELL ROAD T to C Ward: 4 PD: 1 0 175 350 700 Feet CT: 42.05 TRS: T2NR13W18