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HomeMy WebLinkAboutStaff Report_MinutesJune 3, 2004 ITEM NO.: E FILE NO.: LU04-01-03 Name: Land Use Plan Amendment - River Mountain Planning District Location: 14916 Cantrell Rd. Request: Suburban Office & Transition to Mixed Use Source: Brian Dale, White - Daters & Associates PROPOSAL/REQUEST Land Use Plan amendment in the River Mountain Planning District from Suburban Office and Transition to Mixed Use. The Mixed Use category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant wishes to develop the property for a mixture of office and commercial uses consisting of an office building and a fast-food restaurant. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to cover the entire area shown as Transition on the north side of Cantrell Road between the Commercial shown on the north side of the Cantrell / Taylor Loop Road intersection and the Suburban Office shown east of Rummel Road. With this change, the entirety of the Transition shown bordering the applicant's property would be eliminated. This change in land use would link any potential commercial development located on the applicant's property to the areas shown as Commercial to the east. EXISTING LAND USE AND ZONING The property is a house built on a large lot and currently zoned R-2 Single Family and is about 3.58 acres t in size. The remainder of the expanded area includes an additional house built on a large lot and currently zoned R-2. The vacant land to the north is zoned R-2 Single Family. The property to the east is zoned Planned Commercial Development, with a pharmacy located at the intersection of Cantrell and Taylor Loop Road. The land to the southeast is a Planned Commercial Development for a furniture store and the land to the south is zoned R-2 for single-family housing. The property to the west is a bank zoned Planned Office Development. June 3, 2004 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: LU04-01-03 FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On August 19, 2003 a change was made from Transition to Commercial at 14410 Cantrell Road about a''/z mile west of the applicant's property to accommodate proposed development. On February 18, 2003 multiple changes were made from Transition and Low Density Residential to Single Family, Suburban Office, Commercial, and Park / Open Space along both sides of Cantrell Road within a 1 mile radius of the amendment area, including the portion of the applicant's property fronting Cantrell Road, which was changed from Transition to Suburban Office. On July 17, 2001 a change was made from Single Family to Park / Open Space at Pankey Park about 1 mile east of the study area to recognize existing conditions. On February 20, 1999 multiple changes were made from Single Family and Low Density Residential to Commercial, Office, Multi -family and Park / Open Space to accommodate proposed development. The applicant's property is shown as Suburban Office and Transition on the Future Land Use Plan. The neighboring land to the north is shown as Single Family. The property to the east and southeast is shown as Commercial. The property south of the amendment area is shown as Single Family and the area to the west is shown as Suburban Office. MASTER STREET PLAN: The Master Street Plan shows Cantrell Road as a Principal Arterial, and is built to a five -lane cross section. There are no Bikeways shown that would be affected by this amendment. PARKS: The Little Rock Parks and Recreation Master Plan of 2001 shows the Taylor Loop Park located a short distance to the southwest of the applicant's property. Taylor Loop Park is shown as a park of 35.0+ acres. Taylor Loop Park is listed as an undeveloped Community Park intended to remain as a passive open space parcel of undeveloped land and is designed to serve the open space needs of several neighborhoods. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. June 3, 2004 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: LU04-01-03 City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal listed an objective of promoting the vigorous enforcement of the Landscaping & Excavation Ordinance. This action could result in the removal of trees in order to accommodate the development of uses possible in the Commercial land use category. ANALYSIS: The application area is located in an area of the city characterized by an increase in Office and Commercial uses. This section of Cantrell Road is known for its varied topography and vegetation. Any future development of this area needs to be done in a manner that would protect and enhance the integrity of the environmental features of the area while allowing change to occur. Suburban Office requires a Planned zoning District and a change to Mixed Use would continue the requirement of Planned Zoning Districts for new developments. Although this amendment could increase the amount of Commercial development along the north side of Cantrell Road, such development would have to take place within the context of a Planned Zoning Development. In a change from Suburban Office and Transition to Mixed Use the requirement for a PZD for office developments would not change. This amendment would add Commercial to the possible non-residential developments, which could take place within the context of a PZD review process. The back part of the applicant's property was the subject of a Land Use Plan Amendment for a change from Transition to Suburban Office and was a part of a Future Land Use review along Cantrell Road presented to the Planning Commission on January 9, 2003. The change to Suburban Office for the front part of the applicant's property was approved since it was felt that Office developments were more likely to take place fronting Cantrell Road. It was also determined that the Transition land use category should remain in some areas to allow for office development similar to the requirements found in the Suburban Office category but also allowed residential development. The amendment area is located adjacent to the Commercial node centered on the intersection of Cantrell and Taylor Loop Roads and about a''Y2 mile west of the area shown as Commercial in the 14000 block of Cantrell Road, areas which if combined result in a total of about 52.01 + acres shown as Commercial. Another item on this agenda pending before the Planning Commission could result in a change which would add another 12.41 + acres of land shown as Commercial, which would result in a total of about 64.42 + acres of land shown as Commercial. Although the Commercial shown on the north side of Cantrell June 3, 2004 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: LU04-01-03 Road in the 14000 block is occupied by a grocery store, large portion of land to the east and west of the grocery store remains vacant. The vacant land shown as Commercial provides a combined total of about 8.16 + acres available for development compared to the approximately 7.72 + acres of Mixed Use, which would result from this amendment. Although this change would result in an area shown as Mixed Use, commercial uses could be developed in the application area through the PZD process, and result in additional acreage of land developed for retail uses. The recently approved PCD's located at the intersection of the Cantrell Road with the east leg of Taylor Loop Road are located at or near the intersection. The current pattern of development along Cantrell Road is for the areas shown as Commercial to be located in a nodes focused on intersections between arterials. This amendment would extend the area shown as Commercial away from the traditionally established node of Commercial. 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, Westchester/Heatherbrae Property Owners Association, Chenal Ridge Property, and Charleston Heights/North Rahling Rd N.A. Staff has received 1 neutral comment from an area resident. Staff has not received any comments from Neighborhood Associations at this time. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. This amendment would further increase the amount of Commercial along the north side of Cantrell Road in an area where office and residential uses would be more appropriate. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The item was placed on the consent agenda for deferral to the June 3, 2004 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (June 3, 2004) The item was placed on the consent agenda for withdrawal. A motion was made to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes and 0 absent. E, GLE dRENN MF12 2 9 I UNTRYS <<� a Il J W R2 �^ d D P C TRE PO — o O . 10? �q PCD di HE Vicinity Map AREA ZONING Case: LU04-01-03 N Location: NORTH OF CANTRELL ROAD APPROXIMATLEY 0.1 MILES WEST OF TAYLOR LOOP Ward: 5 0 225 450 900 Feet PD: 1 CT: 42.05 TRS: T2NR13WI9 Vicinity Map PLAN AMENDMENT Case: LU04-01-03 N Location: NORTH OF CANTRELL ROAD APPROXIMATELY 0.1 MILES WEST OF TAYLOR LOOP ROAD FROM SO & T TO MX Ward: 5 0 225450 900 Feet PD: 1 CT: 42.05 TRS: T2NR13W19