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HomeMy WebLinkAboutOrdinance with GraphicsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION AUGUST 19, 2008 AGENDA Subject Action Required Approved By Land Use Plan Amendment — gOrdinance River Mountain Planning Resolution District — LU08-01-02 at the Approval southeast corner of Black Information Report Street and Cantrell Road Submitted by: Planning and Development Bruce Moore City Manager SYNOPSIS The request is appealing the Planning Commission's recommendation of denial of this Land Use Plan amendment in the River Mountain Planning District from Low Density Residential to Commercial for future development. FISCAL IMPACT N/A RECOMMENDATION Planning Staff recommends denial. The Planning Commission reviewed this issue at its June 19, 2008 meeting and recommended approval (0 for, 8 against, 1 recusal). There were no objectors present. CITIZEN All residents within 300 feet who could be identified and the PARTICIPATION Pankey Neighborhood Association were notified of the public hearing. BACKGROUND This application is located on the western edge of the Pankey Community. It is currently shown on the Future Land Use Plan as Low Density Residential and it is surrounded on the north and west sides by commercial uses. This Low Density Residential (LDR) was planned for between Black Street and Wells Street to provide a buffer between the commercial uses to the west and the single family residences on the east. The existing Low Density Residential would also provide an BACKGROUND CONTINUED alternative housing option in the area if developed. Both single family and multi family residences are located close by this area. LDR would offer more density than single family without the heavy density found in Multi Family. Pankey is book -ended by LDR on both the west and the east borders to provide a buffer from the encroaching non-residential uses that have been developing along Cantrell Road. While many people desire non-residential uses to front a Principal Arterial such as Cantrell, this neighborhood proves that it is possible to have single family residences fronting an arterial roadway. This amendment may be seen by some as the further stripping out of residential on Cantrell. There have been at least six land use plan amendments in this area in the past five years. Most of these amendments changed the plan from residential to non-residential. There is still quite a bit of Transition and Mixed Use land available west of Taylor Loop. Staff believes these prior amendments have provided plenty of non-residential uses in this immediate area. The City of Little Rock has long held the position that the Pankey community should remain residential. This applicant is proposing to change part of this LDR to Commercial to allow an open display swimming pool store. This is a relatively intense use and staff prefers to keep such intense uses separate from neighborhoods if possible. Because there is still undeveloped Office and Commercial land available along Cantrell Road, supply appears to be adequate to meet the area's needs. The intersection of Chenal Parkway and Cantrell Road is an example of a node of development along Cantrell Road. As Cantrell has developed, the pattern that has emerged is one of node development. The most intensive uses are generally focused at major arterial/arterial intersections such as the one at Chenal and Cantrell Road. ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE RIVER MOUNTAIN PLANNING DISTRICT (LU08-01-02) FROM LOW DENSITY RESIDENTIAL TO COMMERCIAL; AND FOR OTHER PURPOSES. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS. SECTION 1. That Low Density Residential at the southeast corner of Black Street and Cantrell Road be amended to Commercial. SECTION 2. That the ordinance shall take effect and be in full force from and after its passage and approval. PASSED: ATTEST: APPROVED: City Clerk Mayor APPROVED AS TO FORM: City Attorney T IF a Vicinity Map 1 Plan Amendment N Case: LU08-01-02 Location: NE Comer of Black St. & Cantrell n From LDR to C Ward: 4 0 150 300 Feet PD: 1 CT: 42.09 TRS: T2NR13W20 UI M, LI G� GI Gp G� d d d d d d r10:c'. I P'"w U-0.10mki'm Area Vicinity Map N Case: LU08-01-02 Location: NE Corner of Black St. & Cantrell From LDR to C Ward: 4 0 150 300 Feet PD: 1 CT: 42.09 TRS: T2NR13W20 •� J Area Vicinity Map N Case: LU08-01-02 Location: NE Corner of Black St. & Cantrell From LDR to C Ward: 4 0 150 300 Feet PD: 1 CT: 42.09 TRS: T2NR13W20 OFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION SEPTEMBER 2, 2008 AGENDA Subject Action Required Approved By Land Use Plan Amendment — 40rdinance River Mountain Planning Resolution District — LU08-01-02 at the Approval southeast corner of Black Information Report Street and Cantrell Road Submitted by: Planning and Development Bruce Moore City Manager SYNOPSIS The request is appealing the Planning Commission's recommendation of denial of this Land Use Plan amendment in the River Mountain Planning District from Low Density Residential to Commercial for future development. FISCAL IMPACT N/A RECOMMENDATION Planning Staff recommends denial. The Planning Commission reviewed this issue at its June 19, 2008 meeting and recommended approval (0 for, 8 against, 1 recusal). There were no objectors present. CITIZEN All residents within 300 feet who could be identified and the PARTICIPATION Pankey Neighborhood Association were notified of the public hearing. BACKGROUND This application is located on the western edge of the Pankey Community. It is currently shown on the Future Land Use Plan as Low Density Residential and it is surrounded on the north and west sides by commercial uses. This Low Density Residential (LDR) was planned for between Black Street and Wells Street to provide a buffer between the commercial uses to the west and the single family residences on the east. The existing Low Density Residential would also provide an BACKGROUND CONTINUED alternative housing option in the area if developed. Both single family and multi family residences are located close by this area. LDR would offer more density than single family without the heavy density found in Multi Family. Pankey is book -ended by LDR on both the west and the east borders to provide a buffer from the encroaching non-residential uses that have been developing along Cantrell Road. While many people desire non-residential uses to front a Principal Arterial such as Cantrell, this neighborhood proves that it is possible to have single family residences fronting an arterial roadway. This amendment may be seen by some as the further stripping out of residential on Cantrell. There have been at least six land use plan amendments in this area in the past five years. Most of these amendments changed the plan from residential to non-residential. There is still quite a bit of Transition and Mixed Use land available west of Taylor Loop. Staff believes these prior amendments have provided plenty of non-residential uses in this immediate area. The City of Little Rock has long held the position that the Pankey community should remain residential. This applicant is proposing to change part of this LDR to Commercial to allow an open display swimming pool store. This is a relatively intense use and staff prefers to keep such intense uses separate from neighborhoods if possible. Because there is still undeveloped Office and Commercial land available along Cantrell Road, supply appears to be adequate to meet the area's needs. The intersection of Chenal Parkway and Cantrell Road is an example of a node of development along Cantrell Road. As Cantrell has developed, the pattern that has emerged is one of node development. The most intensive uses are generally focused at major arterial/arterial intersections such as the one at Chenal and Cantrell Road. FILE NO.: LU08-01-02 Name: Land Use Plan Amendment - River Mountain Planning District Location: The northeast corner of Black Street and Cantrell Road Request: Low Density Residential to Commercial Source: Cindy Loftin, The Sentinel Group, LLC PROPOSAL/REQUEST A Land Use Plan amendment in the River Mountain Planning District from Low Density Residential to Commercial. Commercial represents a broad range of commercial services. The applicant is proposing to redevelop three lots to accommodate a swimming pool supply store. EXISTING LAND USE AND ZONING The amendment area and the land south and east of the amendment area are zoned R-2 Single Family. The land currently has three unoccupied buildings that have been vacant for many years. A Planned Commercial Development is immediately west of this site for the Toddy Shop Liquor Store. Another Planned Commercial Development is directly north of this site for a bank, a dentist office and a shoe store. To the northeast is zoned Planned Office Development for a new center which is still being built. Just east of that is zoned R-2 with a Conditional Use Permit for the Pankey Community Center. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On April 19, 2005, the Plan was changed from Suburban Office and Transition to Mixed Use north of Cantrell Road, west of Taylor Loop Road, approximately half a mile to the west. This change was to accommodate future development of the area. On November 9, 2004, the Plan was changed from Suburban Office to Mixed Use and Public Institutional. This change was made south of Cantrell Road near Rodney Parham Road over a mile to the east of the application area. The requested change was to allow for future development. On April 6, 2004, the Plan was changed from Transition to Commercial northwest of the Taylor Loop and Cantrell intersection. The requested change was made for future developments. FILE NO.: LU08-01-02 (Cont On October 7, 2003, the Plan was changed from Transition to Mixed Office Commercial at the southwest corner of Sam Peck Road and Cantrell Road. The change was to allow for future development. On August 19, 2003, the Plan was changed from Transition to Commercial to the west of this application site for future development. On February 18, 2003, multiple changes were made to the Plan. To the west, changes from Transition to Suburban Office, Single Family and Commercial were made. To the east changes from Transition to Office, Low Density Residential, Single Family and Public Institutional were made. These changes were made to more accurately reflect existing and likely future development patterns for the area. The amendment area is shown as Low Density Residential on the Future Land Use Plan. Commercial is shown to the west and northwest; Mixed Office Commercial is shown immediately north; Office is shown to the northeast. The remaining areas south and east of the application area are shown as Single Family and Low Density Residential. MASTER STREET PLAN: Cantrell Road is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell since it is a Principal Arterial. Black Street is shown as a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of- way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: There are no bike routes in this immediate vicinity. PARKS: According to the Master Parks Plan, this area is within eight blocks of a park or open space. There is a playground at Piggee Street, which is southeast of the amendment area. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. FILE NO.: LU08-01-02 {Cont CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: This area is covered by the River Mountain Neighborhood Action Plan, While the Plan does not specifically address commercial development, it does call for sidewalks and curb and gutter in all new developments. ANALYSIS: This application is located on the western edge of the Pankey Community. It is currently shown on the Future Land Use Plan as Low Density Residential and it is surrounded on the north and west sides by commercial uses. This Low Density Residential (LDR) was planned for between Black Street and Wells Street to provide a buffer between the commercial uses to the west and the single family residences on the east. The existing Low Density Residential would also provide an alternative housing option in the area if developed. Both single family and multi family residences are located close by this area. LDR would offer more density than single family without the heavy density found in Multi Family. Pankey is book -ended by LDR on both the west and the east borders to provide a buffer from the encroaching non-residential uses that have been developing along Cantrell Road. While many people desire non-residential uses to front a Principal Arterial such as Cantrell, this neighborhood proves that it is possible to have single family residences fronting an arterial roadway. This amendment may be seen by some as the further stripping out of residential on Cantrell. There have been at least six land use plan amendments in this area in the past five years. Most of these amendments changed the plan from residential to non-residential. There is still quite a bit of Transition and Mixed Use land available west of Taylor Loop. Staff believes these prior amendments have provided plenty of non-residential uses in this immediate area. The City of Little Rock has long held the position that the Pankey community should remain residential. This applicant is proposing to change part of this LDR to Commercial to allow an open display swimming pool store. This is a relatively intense use and staff prefers to keep such intense uses separate from neighborhoods if possible. Because there is still undeveloped Office and Commercial land available along Cantrell Road, supply appears to be adequate to meet the area's needs. The intersection of Chenal Parkway and Cantrell Road is an example of a node of development along Cantrell Road. As Cantrell has developed, the pattern that has emerged is one of node development. The most intensive uses are generally focused at major arterial/arterial intersections such as the one at Chenal and Cantrell Road. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood association: Pankey. Staff has received no comments from area residents. FILE NO.: LU08-01-02 (Cont.) STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. PLANNING COMMISSION ACTION: (JUNE 19, 2008) Walter Malone of Planning Staff reviewed the area. In the past City Staff have been consistent in recommending no change to non-residential uses in Pankey and this is the western edge of Pankey. Staff believes there are still available commercial areas to the west. Mr. Malone reviewed the node to the west and how it has grown together with the adjacent node to create one large node at Taylor Loop — Pinnacle Valley Road with Cantrell Road. A third reason for lack of support for the amendment is that this is shown for Low Density Residential and this residential type is not really present in the area. So it provides a housing choice that is not currently available in the immediate area. Mr. Malone turned the presentation over to Donna James for a review of the related Planned Zoning District. (See item 9.1, Z-8348 - Loftin PCD for a complete summary of the items). By a vote of 0 for, 8 against, 1 recuse the item was denied.