HomeMy WebLinkAboutMiscellaneous _Support Documentsendment Checklistnitials
Datep�_
W
Agenda
graphics
Neighborhood
Notifications
Supplemental
notices
Sign Check
Copy of
agenda to
applicant
letters to
speakers
Minutes
Z-
BODC
GIS update
Mylar update
file purge
October 7, 2004
ITEM NO.: 19 FILE NO.: LU04-01-06
Name: Land Use Plan Amendment - River Mountain Planning District
Location: SWC Cantrell Road and Bella Rosa Drive
Request: Transition to Commercial
Source: McGetrick, Pat
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. The applicant is revising his POD -Planned Office
Development and would like to locate commercial uses at the north end of the
property fronting Cantrell Road.
EXISTING LAND USE AND ZONING:
The property is currently zoned POD -Planned Office Development and is being
developed with multiple mini -warehouse buildings, one storage warehouse, and
one building able to facilitate multiple offices or commercial uses. This site is
approximately 7.6 acres t in size. Immediately north of this site is Cantrell Road
(Arkansas State Highway 10) a heavily traveled 5 -lane Principal Arterial. On the
north side of Cantrell Road is land zoned as R-2 -Single Family with a large -lot
residential subdivision of five homes, several manufactured homes, and smaller
homes north of the Cantrell Road at Bella Rosa Drive intersection. Northeast of
the site is a sloping hillside zoned R-2 with similar large lot residential
development only accessible by Rummel Road. Directly to the east of the site
are some single-family homes paralleling Bella Rosa Drive's eastern edge from
Taylor Loop Road to Cantrell Road. Further to the east are several POD's
developed with small businesses, a cellular tower, offices, and the construction of
a new bank, all primarily fronting Seven Acres Drive. One POD exists northeast
of the intersection of Seven Acres Drive and Cantrell Road to facilitate an office
use in previously residential building, Further to the east is one R-2 lot consisting
of a single-family home fronting Cantrell Road, OS -Open Space for a floodway,
and AF -Agriculture and Forestry for a garden nursery. Almost a half -mile east
down Cantrell Road is 35 acres ❑ zoned PR -Parks and Recreation for the
undeveloped Taylor Loop Community Park. Just over a half a mile to the east
and on the north side of Cantrell are a handful of single-family homes being used
for residence or office, and a several new small offices in land zoned R-2 and
POD. Just over a half mile east on Cantrell Road is a Commercial area
October 7, 2004
SUBDIVISION
ITEM NO.: 19 (Cont.) _ FILE NO.: LU04-01-06
consisting of an antique furniture store, Walgreen's, restaurants, banks, as well
as land zoned R-2 developed with single family homes backing to Cantrell Road
and R-2 land that is minimally developed. About a half mile southeast of the site
on Taylor Loop Road East is land zoned PRD -Planned Residential which is
undeveloped and surrounded by single-family homes. South along Bella Rosa
Drive are single-family homes both established and of new construction. Further
south at the intersection of Bella Rosa Drive and Taylor Loop Road is land zoned
R-2 with a CUP -Conditional Use Permit for the North Hills Missionary Baptist
Church. Development to south and south west of the site consists of mostly R-2
developed in a rural pattern with individual homes on large lots, streets without
sidewalks, and open ditches. Immediately southwest is land zoned R-2 that
remains mostly undeveloped with the exception of homes near Taylor Loop
Road. West of the site is also zoned R-2 and remains lightly developed by rural
single-family homes. One Planned Development Office -PDO exists on Taylor
Loop Road West to facilitate an in home business. About a half mile to the west
is an area zoned R-2 that has recently developed as a single-family subdivision
with access off of Cantrell Road. Further to the west at Katillus Road is
additional R-2 with several PODS for offices uses operating out of old houses.
Over a half mile to the west along the north side of Cantrell road is a largely
developed area consisting of C-3 -Commercial, 0-3 Office, PDO -Planned
Development Office, and 0-2 Office. A large tract of vacant land zoned C-3
exists. Northwest of the site is mostly undeveloped and zoned R-2.
Development of the area northwest of the site consists of several homes on large
lots and several homes and manufactured homes on large lots.
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 mile to the east of the applicant's property to
accommodate proposed development.
On February 18, 2003 multiple changes were made from Transition and Low
Density Residential to Suburban Office, Single Family, Commercial, Park / Open
Space, Office, and Public Institutional within a 1 mile east of the application area
along both sides of Cantrell Road to recognize existing conditions.
On June 4, 2002 a change was made from Single Family to Suburban Office at
17005 Cantrell Road about a half mile west of the applicant's property to
accommodate proposed development.
October 7, 2004
SUBDIVISION
ITEM NO.: 19 (Cont) FILE NO.: LU04-01-06
On April 20, 1999 multiple changes were made from Single Family and Low
Density Residential to Commercial, Office, Multifamily, and Park / Open Space at
Cantrell and Black Road about a'/2 mile to the east of the property in question to
accommodate proposed development.
The applicant's property is shown as Transition on the Future Land Use Plan.
The neighboring properties immediately to the east and south are shown as Park
/ Open Space to reflect the floodway. Transition is immediately to the east of the
property as well as to the north. The area shown as Transition Parallels this
section of Highway 10 between two areas shown as Commercial which are about
a half mile in to the east and west. Land further to the north and south is shown
as Single Family with Park /Open Space reflecting floodways.
MASTER STREET PLAN
Cantrell Road is shown as a Principal Arterial and Bella Rosa Drive is shown as
a Local Street on the Master Street Plan. The purpose of a Principal Arterial is to
connect major traffic generators in an area and not to provide access to adjoining
properties. The function of a Local Street is to provide access to adjacent
property and the movement of traffic is considered a secondary purpose. These
streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Existing or proposed Class I, II, or proposed bikeways are not in the immediate
vicinity of the development.
'7•\:1.19
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 about 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.
.I[.01:1Nl.]6�r:�[.�f:
There are no city recognized historic districts that would be affected by this
amendment.
October 7, 2004
SUBDIVISION
ITEM NO.: 19 (Cont) FILE NO.: LU04-01-06
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The property under review is not located in an area covered by a City of Little
Rock recognized neighborhood action plan.
ANALYSIS:
This area of Cantrell Road is lightly developed with present development trends
placing office development in the Transition area south of Cantrell Road at Seven
Acres Drive. Additionally, office has been developing further west at Katillus
Road and east of Taylor Loop Road East. Recently this property was approved
for a POD, which is an approved use in the Transition area. Amending the Land
Use Plan to Commercial in this area will introduce Commercial to the eastern
edge of an area shown as residential and office. Presently the land along
Cantrell Road between Bella Rosa Drive and Katillus Road remains rural in
character with several residences. A Commercial addition at this location will
place Commercial uses in between the two existing Commercial nodes and add
a use of high intensity adjacent to a section of low intensity uses. At the time of
this site's initial development land was readily available for Commercial uses east
and west of the site.
The intensity of a Commercial use as proposed would be greater than existing
uses and allowable uses in the nearby Transition and Single Family areas.
However, the area in question has a Park/Open Space area along its western
and southern edge to recognize the existing creek and floodway. Establishing
Commercial at this location would have a buffer separating it from surrounding
uses to the south and west.
In suburban settings Commercial areas typically tend to be at major
intersections. Bella Rosa Drive is a two lane residential street lined with
established and new single family housing. The easiest access to this
Commercial area from the south would be to use Taylor Loop Road and Bella
Rosa Drive potentially overwhelming Bella Rosa Drive's Local Street capacity. If
this property were changed to Commercial it could lead to pressure to change
additional property to Commercial in this area. The potential addition of more
commercial activities in the area could prove to be detrimental to the street
network south of this area and infringe on existing nearby single family homes.
Upon request of the Board of Directors, the Planning Staff is reviewing the Land
Use Plan along Highway 10. At this time the site in question is within the area for
review The Highway 10 Land Use Review's intent is to address specific demand
for uses in specific locations and identify appropriate locations for different uses.
October 7, 2004
SUBDIVISION
ITEM NO.: 19 (Cont.) _ FILE NO.: LU04-01-06
Present trends place most commercial development happening in three
established Commercial areas along Highway 10, all within two miles of this site
and with vacant commercial land available. Recently, Commercial activities, and
uses of higher intensity, have located at properties just over a half -mile to the
west, and building permit activity shows this site is in an area with minimal
commercial demand. Also, it is in an area that is developed with, and is planned
for, low intensity uses that will separate the two nearby Commercial and Office
areas. The introduction of a Commercial area at Bella Rosa Drive and Cantrell
Road could lead to the creation of a fourth commercial area between Pinnacle
Valley Road and Highway 300. The review has just begun and the Planning staff
is still receiving information on the Highway 10 Land Use Plan. Any change at
this time would be premature and be possibly detrimental to the study effort.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:
Walton Heights-Candlewood Neighborhood Association, Pleasant Valley
Property Owners Association, Pankey Community Improvement Association,
Pleasant Forest Neighborhood Association, Westbury Neighborhood Association,
Westchester/Heatherbrae Property Owners Association, Secluded Hills Property
Owners Association, Piedmont Neighborhood Association, River Valley Property
Owners Association, and Johnson Ranch Neighborhood Association.
Staff has received no comments from area residents
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate. This would add Commercial to an
area of lower and decreasing intensity uses.
REGISTRATION FORM
FOR PERSONS WISHING TO ADDRESS THE PLANNING COMMISSION
This card can be picked up at any time in the Planning and Development Office, 723
West Markham, Little Rock, Arkansas.
I wish to speak about Item !F on the agenda.
I am opposed V for ' !
Name N `i< ire ,ta 4 ldd i.kl« 3es
Address W A. -o kV, a,
TelephoneNo.
Date i'0I %/ :r -to Pn� jct ra3i
. �1�