HomeMy WebLinkAboutAll CorrespondenceCity of Little Rock
UDepartment of Planning and Development
723 West Markham
Little Rock. Arkansas 72201-1334
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City of Little Rock
Department of Planning and Development
723 West Markham
Little Rack. Arkansae 72201-1334
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COMMENTS: l LnLs
March 18, 1999
ITEM NO.: 3 FILE NO.: LU99-01-01
Name: Land Use Plan Amendment - River Mountain Planning
District
Location: NE Corner of Black Road and Cantrell
Request: Single Family and Low Density Residential to
Commercial, Office, Multi -Family and Park/Open Space
Source: Hathaway Group
PROPOSAL / REQUEST:
Land Use Plan amendment in the River Mountain Planning District
from Single Family and Low Density Residential to Commercial,
Office, Multi -Family and Park/Open Space. The Commercial
category includes a broad range of retail and wholesale sales of
products, personal services, and general business activities.
Commercial activities vary in type and scale, depending on the
trade are they serve. 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 Multi -family category accommodates
residential development of ten to thirty-six dwelling units per
acre. The Park/Open Space category includes all public parks,
recreation facilities, green belts, floodplains, and other
designated open space and recreational land. It is permissible
to have single family houses in Park/Open Space.
Prompted by this Land Use Amendment request, the Planning Staff
expanded the area of review to include two additional areas. The
first area is to the east along Cantrell Road. Office and Public
Institutional would surround this section of LDR. It is thought
the extension of the Office to the south would be a transition to
the PI and that a small parcel of LDR surrounded by Commercial,
Office and Public Institutional would not be desirable. The
second area that was expanded was to the north of the site from
Single Family to Park/Open Space. This area is on the south
slope of the Walton Heights subdivision. This additional area
would join the PK/OS areas in the application with other PK/OS
areas that continue to the east to I-430. This area would be
contiguous to the River Mountain Park.
CURRENT LAND USE AND ZONING:
The original application property is currently zoned R-2, MF -6
and OS and is approximately 41.3 acres in size. The expanded
March 18, 1999
ITEM NO.: 3 (Cont.) FILE NO.: LU99-01-01
area is zoned R2 and is approximately 8 acres. To the north of
the site is Walton Heights which lies along the ridgeline and is
zoned R-2 and Single Family. Kroger's and Candlewood Station, a
commercial shopping area lies to the west (C-3 and Commercial on
the Land Use Plan). Located south of Cantrell Road and west of
Black Road are mini -warehouses and a liquor store zoned C-3 and
R-2 respectively. East of Black Road is a plant nursery building
and single family houses, all zoned R-2 and shown on the plan as
Single Family.
RECENT AMENDMENTS:
No land use plans have been made in the area in recent history.
MASTER STREET PLAN:
Cantrell Road is shown as a Principal Arterial and Black Road is
shown as a collector to connect with Old Oak on the Master Street
Plan. Cantrell has a five -lane roadway section in this area.
PARKS:
There is an existing park in Pankey located on both sides of Russ
Street south of Cantrell. Adjoining the property is the site of
the former school which is under ownership of the Pankey
Community Development which is attempting to build a community
center on the site. To the east is the River Mountain Park, also
undeveloped acreage of 489 acres.
BACKGROUND:
This section of Cantrell has seen major development in the last
several years. Cantrell, west of I-430, is primarily Transition,
with Multi -Family and some scattered Commercial. Of the existing
Commercial areas, there is an existing inventory of vacant
developable land in the area, namely next to this site at the
Candlewood Station.
NEIGHBORHOOD PLAN:
The River Mountain Neighborhood Plan was completed in March 1998.
The Land Use Plan was reviewed and no changes were made to it. In
the neighborhood plan, one of the objectives listed in the
Sustainable Natural Environment section was to "Preserve and
maintain existing greenways and open space in the neighborhood"
2
March 18, 1999
ITEM NO.: 3
FILE NO.: LU99-01-01
and " Encourage and support the conservation of significant
landscapes, views and vistas". In the Parks and Recreation
section, one of the objectives was to "Provide passive park
facilities in and near the neighborhood". In the Residential
Development section, one objective was to `Develop Neo -
Traditional Neighborhoods in the areas that have not jet been
developed.
The existing zoning and land use patterns would allow for the
development of the site in conformance with the neighborhood.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:
Walton Heights-Candlewood N.A., Pleasant Valley Neighborhood
Association, Pankey Community Improvement, Pleasant Forest N.A.,
Westbury N.A., Westchester -Heatherbrae N.A., Secluded Hills
P.O.A., and Piedmont Neighborhood Association. Staff has
received no comments from area residents or neighborhood
associations at the time of printing.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate at this time.
3
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Item No. 3
City of Little Rock
Department of Planning and Development
723 West Markham
Little Rock. Arkan.— 72201-1 33 4
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Item No. 3
City of Little Rock
Department of Planning and LievelopmentPlanning
Zoning and
723 West Markham Subdivision
Little .Rock, Arkansas 72201-1334
(501) 371-4790
February 23, 1999
NOTICE OF LAND USE PLAN AMENDMENT
WHAT: Amend land use plan from Single Family and Low
Density Residential to Commercial, Office, Multi -Family
and Park/Open Space (LU99-01-01)
WHERE: NE Corner of Black Road and Cantrell and parts of the
NW1/4 and the SE1/4 of the SW1/4 of Section 17 T2n
R13W (See map on back)
WHY: Request from property owner
WHEN: Planing Commission Meeting
2nd Floor Board Chambers
City Hall - 500 West Markham
March 18, 1999 - 4:00 p.m.
For additional information, please contact Brian Minyard Vince Hustead,
Planning and Development - 371-4790 or by fax 371-6863.
Written comments may be submitted to:
Planning Division - LU Amendment
Department of Planning and Development
723 West Markham Street
Little Rock, Arkansas 72201
Revised 6/4/98
LAND USE CATEGORIES
RESIDENTIAL
Single Family Residential - This category provides for single family homes at
densities not to exceed 6 dwelling units per acre. Such residential
SF 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.
Low Density Residential - This category accommodates a broad range of
housing types including single family attached, single family detached,
LDR duplex, townhomes, 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.
MF Multi -Family Residential - The multi -family category accommodates
residential development of ten (10) to thirty-six (36) dwelling units per acre.
MH Mobile Home Park - This category accommodates an area specifically
developed to accommodate mobile homes.
Office - The office category represents services provided directly to
O consumers (e.g., legal, financial, medical) as well as general offices which
support more basic economic activities.
SO Suburban Office - The suburban office category shall provide for low
intensity development of office or office parks in close proximity to lower
density residential areas to assure compatibility. A Planned Zoning District
MIXED
Mixed Commercial and Industrial - This category provides for a mixture of
commercial and industrial uses to occur. Acceptable uses are commercial or
MCI mixed commercial and industrial. A Planned Zoning District is required if
the use is mixed commercial and industrial.
Mixed Office and Commercial - This category provides for a mixture of
office and commercial uses to occur. Acceptable uses are office or mixed
MOC office and commercial. A Planned Zoning District is required if the use is
mixed office and commercial.
Service Trades District - This category provides for a selection of office,
warehousing, and industrial park activities that primarily serve other office
STD service or industrial businesses. The district is intended to allow support
services to these businesses and to provide for uses with an office component.
A Planned Zoning District is required for any development not wholly office.
Mixed Use - This category provides for a mixture of residential, office and
MX 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.
INDUSTRIAL
Light Industrial - This category provides for light warehouse, distribution or
LI storage uses, and/or other industrial uses that are developed in a well-
designed "park like" setting.
Industrial - The industrial category encompasses a wide variety of
I manufacturing, warehousing research and development, processing, and
industry related office and service activities. Industrial development
typically occurs on an individual tract basis rather than according to an
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.
CS Community Shopping - This category provides for shopping center
development with one or more general merchandise stores.
Neighborhood Commercial - The neighborhood commercial category
NC includes limited small scale commercial development in close proximity to a
neighborhood, providing goods and services to that neighborhood market
area.
Existing Business Node - This category provides for the existence of a
NODE sufficient concentration (minimum of 3) of long-term established businesses
on both sides of a major street. The businesses must be contiguous or in
close proximity. A Planned Zoning District is required.
Agriculture - It is the intent of this category to encourage the continuation of
agricultural uses of the land. The agricultural classification also provides for
a transition between rural areas and the urban fringe, where it would be
appropriate to preserve existing rural land use, prior to annexation into the
city.
Mining - The mining category provides for the extraction of various natural
M resources such as bauxite, sand, gravel, limestone, granite or other. Mining
uses will include assurances that these resources be properly managed so as
not to create a hazard, nuisance or the disfigurement or pollution of the land.
PK/OS Park/Open Space - This category includes all public parks, recreation
facilities, greenbelts; flood plains, and other designated open space and
recreational land.
Public/Institutional - This category includes public and quasi public facilities
PI which provide a variety of services to the community such as schools,
libraries, fire stations, churches, utility substations, and hospitals.
Transition - Transition is a land use plan designation which provides for an
orderly transition between residential uses and other more intense uses.
Transition was established to deal with areas which contain zoned residential
uses and nonconforming nonresidential uses. A Planned Zoning District is
required unless the application conforms with the Design Overlay standards.
Uses which may be considered are low density multi -family residential and -
office uses if the proposals are compatible with quality of life in nearby
residential areas.
TO: Brian Minyard
FROM: Jim Hathaway
DATE: February 8, 1999
SUBJECT: Application for a Land Use Amendment
41.27 Acres t, Cantrell Road and Black Street (NE)
The Hathaway Group has been retained by Mr. and Mrs. Dan McKinstry, Mr. and Mrs. James
Threet, and Mr. and Mrs. Rick Watkins, ("the ownership') to make application for Land Use
Amendment for a 41.27 acre t tract of land generally located at the northeast intersection of
Cantrell Road and Black Street in Little Rock. This property lies on the north side of Cantrell
immediately east of the Candlewood Station Shopping Center.
The ownership is requesting that the Land Use Category for this property be changed from SF
and LDR to C (2.3 t acres); O (8.8 t acres); MF (10.5 t acres); and PK/OS (19.67 t acres).
These areas are labeled on the attached site plan. The acreage amounts are generally accurate but
are subject to suvey.
Mrs. McKinstry and Mrs. Threet are sisters. Mrs. Watkins is Mrs. McKinstry's daughter. The
subject property has been owned by members of their family for many years.
The property consists of a square 40 acre tract (the SW'/4, SW'/4, Section 17, T -2-N, R -13-W) and
1.27 acres:L (that portion of Block 36, Josephine Pankey's Extension of Her Third Addition,
which lies north of Cantrell Road [Highway 10]). There is approximately 300' of frontage on
Cantrell Road in the southwest corner of the property.
At the present time, the north 20 acres of the subject property is zoned MF -6 while the south
21.27 acres f is zoned R-2. The land is totally undeveloped and covered with dense vegetation.
The topography rises generally to the north. The slopes in the north, northeast, and far eastern
portions of the property are very severe and are probably not suitable for development.
"TCN
Commercial Industrial and Investment Realtors
100 Morgan Keegan Drive • Suite 120 . Little Rock, Arkansas 72202-2214 • 15011663-5400 • Fax 15011663-5406
James E. Hathaway Jr, CRE
Jeffrey R. Hathaway, CCIM, SIOR
THE
John C. Kincaid
S Koenig
EllenHATHAWAY
Stuart uart S. Mackey
John M. Moore, III
GROUP
Robert D Richardson, GRI
Marilyn Perryman, CPM®
William S. Roach, J.D.
L. Carter Burwell III
MEMORANDUM
TO: Brian Minyard
FROM: Jim Hathaway
DATE: February 8, 1999
SUBJECT: Application for a Land Use Amendment
41.27 Acres t, Cantrell Road and Black Street (NE)
The Hathaway Group has been retained by Mr. and Mrs. Dan McKinstry, Mr. and Mrs. James
Threet, and Mr. and Mrs. Rick Watkins, ("the ownership') to make application for Land Use
Amendment for a 41.27 acre t tract of land generally located at the northeast intersection of
Cantrell Road and Black Street in Little Rock. This property lies on the north side of Cantrell
immediately east of the Candlewood Station Shopping Center.
The ownership is requesting that the Land Use Category for this property be changed from SF
and LDR to C (2.3 t acres); O (8.8 t acres); MF (10.5 t acres); and PK/OS (19.67 t acres).
These areas are labeled on the attached site plan. The acreage amounts are generally accurate but
are subject to suvey.
Mrs. McKinstry and Mrs. Threet are sisters. Mrs. Watkins is Mrs. McKinstry's daughter. The
subject property has been owned by members of their family for many years.
The property consists of a square 40 acre tract (the SW'/4, SW'/4, Section 17, T -2-N, R -13-W) and
1.27 acres:L (that portion of Block 36, Josephine Pankey's Extension of Her Third Addition,
which lies north of Cantrell Road [Highway 10]). There is approximately 300' of frontage on
Cantrell Road in the southwest corner of the property.
At the present time, the north 20 acres of the subject property is zoned MF -6 while the south
21.27 acres f is zoned R-2. The land is totally undeveloped and covered with dense vegetation.
The topography rises generally to the north. The slopes in the north, northeast, and far eastern
portions of the property are very severe and are probably not suitable for development.
"TCN
Commercial Industrial and Investment Realtors
100 Morgan Keegan Drive • Suite 120 . Little Rock, Arkansas 72202-2214 • 15011663-5400 • Fax 15011663-5406
Memorandum to Brian Minyard
February 8, 1999
Page 2
The proposed Land Use categories have been selected to conform to a future plan for rezoning
and subdividing the property. If this application is approved, it is the ownership's intent to
subsequently file an application for rezoning the property as follows:
Land Use Category
Acres t
Zoning Classification
C
2.3
C-3
O
8.8
O-3
MF
10.5
MF -12
PK/OS
19.67
OS
It is believed that this application makes good planning sense for the following reasons:
1. The expansion of commercial land use to the east would be limited to 2.3 acres t
fronting Cantrell adjacent to Candlewood Station.
2. The Office land use would be used to buffer Candlewood Station and the Commercial
land from the Single Family land uses to the east and south.
3. The Multi -Family land use would be used to buffer between the Office on the south
and the Open Space on the north.
4. The PK/OS land use would buffer the MF and O from the single family land to the
north and east.
5. Almost 50% of the total land area would be Open Space. The ownership may
consider donating this land to the City for a future park.
Attached to this memorandum is the Application for a Land Use Amendment form, the
Authorization of Representation form(s), the Site Plan referenced above, and a check in the
amount of $55.00 for the filing fee.
I am available to visit with our or other members of the staff prior to the final preparation of your
recommendation on this matter in order to answer any questions concerning the proposed
development.
JEH/ek
Enclosures: Application for Land Use Amendment
Authorization of Representation
Site Plan
$55 Check for Filing Fee
cc: Robert Brown, DCI
Mr. and Mrs. Dan McKinstry
Mr. and Mrs. James Threet
Mr. and Mrs. Rick Watkins
City of Little Rock
Department of Planning and DevelopmentPlanning
Zoning and
723 West Markham Subdivision
Little Rock, Arkansas 72201-1334
(501) 371-4790
February 9, 1999
Jim Hathaway
Hathaway Group
100 Morgan Keegan Dr., Ste 120
Little Rock, Arkansas 722
Dear Mr. Jim Hathaway,
Your application for a land use plan amendment at NE Corner of Black Road
and Cantrell will be heard before the Planning Commission on March 18, 1999.
The hearing will be held in the Board Room on the second floor of City Hall at
500 West Markham. The meeting will begin at 4:00 p.m.
The following neighborhood associations will be notified of the land use
amendment. Following are their names and phone numbers:
Walton Heights-Candiewood N.A.
Pleasant Valley Neighborhood Association
Pankey Community Improvement
Pleasant Forest N.A.
Westbury N.A.
Westchester -Heatherbrae N.A.
Secluded Hills P.O.A.
Piedmont Neighborhood Association
Renae Jorgensen 227-7174
Paul Callahan 225-0481
James Williams 225-7789
Kevin Anglin 223-3860
Don Iddings 868-4208
Rosemary Robinson 868-4503
Robert Augustyn 868-5532
Deanna Bushman 224-5735
The Planning Commission does request that you or your client be present at the
meeting.
Sincerely,
Brian Minyard
Planner II
18 RIAMLU98LU9"101. COC
Mr. Jim Lawson, Director (Via Hand Delivery)
Planning and Development
City of Little Rock
723 West Markham
Little Rock, AR 72201
371-6818
Re: Land Use Plan Amendment Application
File #LU 99-01-01
River Mountain Planning District
41.27 Acres f
Cantrell Road and Black Street (NE)
Dear Jim:
It is my understanding that Staffs negative recommendation to the subject Application is based solely
upon Staffs objection to that portion of our request which addresses the southwest 2.3 acres of this 41.27
acre property.
As you know, our Application was to change this 2.3 acre sub -parcel to the Commercial land use
classification. We felt, and still feel, that this is a reasonable request because this sub -parcel has 300 feet
of frontage on Cantrell Road and is contiguous to the Candlewood Shopping Center. The balance of our
request would buffer the shopping center from the residential areas to the north and east by creating a
series of land uses of descending intensity, i.e. office to multi -family to park/open space.
It is my further understanding that Staff is prepared to support my client's overall Application if our
Application is amended so as to request the Mixed Office Commercial (MOC) land use classification for
the 2.3 acre t sub -parcel in the southwest corner.
Although my client and I feel our original request is both reasonable and consistent with good land use
planning, my client is prepared to modify its Application so as to request the MOC classification for the
above described 2.3 acre sub -parcel in exchange for Staffs endorsement of our overall Application.
A summary comparison between our Application and the existing zoning is as follows:
"TCN
Commercial Industrial and Investment Realtors
100 Morgan Keegan Drive • Suite 120 • tittle Rock. Arkansas ]2202-2214 • (501)663-5400 • Fax (501)663-5408
I To -1,14 3
James E. Hathaway, Jr., CRE
Jeffrey R. Hathaway, CCIM, SIOR
THE
John C. Kincaid
HATHAWAY
Ellen S. Koenig
Stuart S. Mackey
JohnM Moore. III
GROUP
Ric
Robert D. Richardson, GRI
Marilyn Perryman, CPM
William S- Roach, J.D.
L. Carter Burwell III
March 18, 1999
Mr. Jim Lawson, Director (Via Hand Delivery)
Planning and Development
City of Little Rock
723 West Markham
Little Rock, AR 72201
371-6818
Re: Land Use Plan Amendment Application
File #LU 99-01-01
River Mountain Planning District
41.27 Acres f
Cantrell Road and Black Street (NE)
Dear Jim:
It is my understanding that Staffs negative recommendation to the subject Application is based solely
upon Staffs objection to that portion of our request which addresses the southwest 2.3 acres of this 41.27
acre property.
As you know, our Application was to change this 2.3 acre sub -parcel to the Commercial land use
classification. We felt, and still feel, that this is a reasonable request because this sub -parcel has 300 feet
of frontage on Cantrell Road and is contiguous to the Candlewood Shopping Center. The balance of our
request would buffer the shopping center from the residential areas to the north and east by creating a
series of land uses of descending intensity, i.e. office to multi -family to park/open space.
It is my further understanding that Staff is prepared to support my client's overall Application if our
Application is amended so as to request the Mixed Office Commercial (MOC) land use classification for
the 2.3 acre t sub -parcel in the southwest corner.
Although my client and I feel our original request is both reasonable and consistent with good land use
planning, my client is prepared to modify its Application so as to request the MOC classification for the
above described 2.3 acre sub -parcel in exchange for Staffs endorsement of our overall Application.
A summary comparison between our Application and the existing zoning is as follows:
"TCN
Commercial Industrial and Investment Realtors
100 Morgan Keegan Drive • Suite 120 • tittle Rock. Arkansas ]2202-2214 • (501)663-5400 • Fax (501)663-5408
Mr. Jim Lawson
March 18, 1999
Page 2
As you can see, the only difference between our original Application and our modified Application is the
replacement of the Commercial classification with the Mixed Office Commercial classification for the
2.3 acre sub -parcel fronting Cantrell Road.
As modified, our Application would increase the acreage devoted to Park/Open Space from 4 acres to
19.67 acres; replace 16 acres f of Low Density Residential with 10.5 acres of Multi -Family; delete 21.27
acres of Single Family and create 8.8 acres of Office and 2.3 acres of Mixed Office Commercial.
Please advise me immediately if this modified Application cannot be supported by Staff.
Sincerely,
�.e* E. Hathaway, Jr., CRE
Chairman
JEH/ek
cc: Mr. Brian Minyard
Mr. and Mrs. Dan McKinstry
Mr. and Mrs. James Threet
Mr. and Mrs. Rick Watkins
Acres/Current
Acres/Original
Acres/Modified
Land Use Category
Status
Application
Application
Park/Open Space
4
19.67
19.67
Single Family
21.27
0
0
Low Density Residential
16
0
0
Multi -Family
0
10.5
10.5
Office
0
8.8
8.8
Mixed Office/Commercial
0
0
2.3
Commercial
0
2.3
0
Total
41.27
41.27
41.27
As you can see, the only difference between our original Application and our modified Application is the
replacement of the Commercial classification with the Mixed Office Commercial classification for the
2.3 acre sub -parcel fronting Cantrell Road.
As modified, our Application would increase the acreage devoted to Park/Open Space from 4 acres to
19.67 acres; replace 16 acres f of Low Density Residential with 10.5 acres of Multi -Family; delete 21.27
acres of Single Family and create 8.8 acres of Office and 2.3 acres of Mixed Office Commercial.
Please advise me immediately if this modified Application cannot be supported by Staff.
Sincerely,
�.e* E. Hathaway, Jr., CRE
Chairman
JEH/ek
cc: Mr. Brian Minyard
Mr. and Mrs. Dan McKinstry
Mr. and Mrs. James Threet
Mr. and Mrs. Rick Watkins
City of Little Rock
epar men o Planning an Development Planning
Zoning and
723 West Markham Subdivision
Little nock, Arkansas 72201-1334
C 4
(501) 371-4790
March 19, 1999
Jim Hathaway
Hathaway Group
100 Mrogan Keegan Dr., Ste 120
Little Rock, Arkansas 72202
Dear Jim Hathaway,
On March 18, 1999, the Planning Commission heard your request for Land
Use Amendment NE Corner of Black Road and Cantrell. This action was
approved by the Planning Commission that evening with the modification as
stated in your letter of March 18, 1999 changing the C to MOC.
Staff will forward this item to the Board of Directors for a hearing. This letter is to
inform you that the item will be heard at the April 20, 1999 Little Rock City Board
of Directors meeting.
The Board of Directors meet on the second floor of City Hall, 500 West Markham
Street, and start at 6:00. This is a public meeting, and you are encouraged to
attend. Other Interested parties are allowed to speak in favor or opposition to
the plan change. Please be prepared to answer questions if they arise.
If therelare arty- uestions, please feel free to call.
Sincr�r�iy, _
Jim Lawson
Secretary to the Little Rock Planning Commission
WU LLU981.U9 IOLDOC
City of Little Rock
Department o Planning an Development Planning
Zoning and
723 West Markham Subdivision
Little Rock, Arkansas 72201-1334
(501) 371-4790
February 23, 1999
NOTICE OF LAND USE PLAN AMENDMENT
WHAT: Amend land use plan from Single Family and Low
Density Residential to Commercial, Office, Multi -Family
and Park/Open Space (LU99-01-01)
WHERE: NE Corner of Black Road and Cantrell and parts of the
NW1/4 and the SEI/4 of the SW1/4 of Section 17 T2n
R1 3W (See map on back)
WHY: Request from property owner
WHEN: Planing Commission Meeting
2nd Floor Board Chambers
City Hall - 500 West Markham
March 18, 1999 - 4:00 p.m.
For additional information, please contact Brian Minyard Vince Hustead,
Planning and Development - 371-4790 or by fax 371-6863.
Written comments may be submitted to:
Planning Division - LU Amendment
Department of Planning and Development
723 West Markham Street
Little Rock, Arkansas 72201
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Item No. 3