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HomeMy WebLinkAboutWrite up with MinutesJune 22, 2006 ITEM NO.: D fLFI"T� Location Request: FILE NO.: LU06-01-01 Land Use Plan Amendment - River Mountain Planning District Northeast corner Cantrell & Pinnacle Valley Roads Transition to Mixed Use Source: Joe White, White-Daters On March 15, 2006 the applicant requested that this item be deferred. Staff is not opposed to deferral. The item will be heard on May 11, 2006. PLANNING COMMISSION ACTION: (MARCH 30, 2006) This item was placed on the consent agenda for defer to May 11, 2006 at the request of the applicant. By a vote of 10 for, 0 against, the consent agenda was approved. STAFF UPDATE: The applicant has failed to provide the additional information required by Staff. The item is not complete and must be deferred. PLANNING COMMISSION ACTION: (MAY 11, 2006) To allow time to resolve issues, the item was placed on consent agenda for deferral to June 22, 2006. By a vote of 10 for 0 against (1 absent) the consent agenda was approved. STAFF UPDATE: PROPOSAL / REQUEST: Land Use Plan amendment in the River Mountain Planning District from Transition to Mixed Use. Mixed Use 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 all three. There is an application for this site to develop a restaurant using the Planned Commercial District process. June 22, 2006 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: LU06-01-01 EXISTING LAND USE AND ZONI The property is vacant currently zoned Planned Commercial Development and is 0.98 acres t in size. To the north are single-family homes zoned R2 Single Family. To the east are several Planned Commercial Districts and C3 General Commercial zoned land. Several retail centers are located on these properties as well as a few vacant tracts. To the south is undeveloped land zoned R2 Single Family. To the west are several Planned Commercial Developments and C3 General Commercial land. On these tracts are restaurants, retail centers and other commercial uses. Further to both the east and west are Planned Office Districts, which have banks and other office uses on them. Further to both the north and south are single-family subdivisions zoned R2 Single Family. To the south are smaller lot subdivisions (lots less than one acre), while to the north the subdivisions tend to have large lots 5 or more acres in size. 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 done 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 of the area. On April 6, 2004, the Plan was changed from Transition to Commercial northwest of the Taylor Loop Cantrell intersection, half a mile to the west. The requested change was made to allow for future development of the site. On October 7, 2003, the Plan was changed from Transition to Mixed Office Commercial at the southwest corner of Sam Peck and Cantrell Roads. This change was approximately a mile to the east of the site. The change was to allow for future development of the area. On August 19, 2003, the Plan was changed from Transition to Commercial adjacent to the site on the east. The change was made to allow for future development of the area. On February 18, 2003, multiple changes were made to the Plan to more accurately reflect the existing and likely future development pattern of the area. To the west changes from Transition to Suburban Office, Single Family and 2 June 22, 2006 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: LU06-01-01 Commercial were made. To the east changes from Transition to Office, Low Density Residential, Single Family and Public Institution were made. The area requesting a change is shown as Transition on the Plan. To the north is Transition followed by Single Family. East of the site is Commercial, beyond that is Mixed Office Commercial and Office use areas. To the south is Park/Open Space use with Single Family future to the south. West of the site is Park/Open Space then Mixed Office Commercial and Commercial Areas. MASTER STREET P Cantrell Road and Pinnacle Valley Road are both shown as Arterials on the plan. The primary function of an arterial is to move vehicles and goods in and through the city. Pinnacle Valley Road is not constructed to standard. Currently there are not funds to improve either road. However as a result of this reclassification additional right-of-way and street improvements may be required for one or both of the roads. BICYCLE PLAN: The Little Rock Bike Plan does not show any bike routes adjacent to the site. The closest Bike Route is a Class I Route along Taylor Loop Creek to the west. PARKS: The Little Rock Parks and Recreation Master Plan indicates the site is within 8 - blocks of an open space or recreation area. Taylor Loop Park, a Community Park, is the southwest. Pankey Park, Neighborhood Park, is to the southeast. While not fully developed this park sites provide the recommended open space or recreation space called for by the Plan. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN.- The LAN: The site is in the River Mountain Neighborhood Plan Area. The Plan calls for the installation of sidewalks on the north side of Cantrell Road from Rodney Parham to Highway 300, which would include this property. It goes on to recommend the construction of sidewalks with all developments. The Plan recommends the Preserve the Highway 10 Design Overlay District, with vigorous enforcement of 3 June 22, 2006 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: LU06-01-01 hillside and tree preservation ordinances. These recommendations affect the design more than the proposed use. ANALYSIS: The site under review is at the northeast corner and Pinnacle Valley and Cantrell Roads, between two commercial nodes. One is to the east around the Kroger shopping center west of Panky. The other (west) is at the Taylor Loop (east) and Cantrell Road intersection. Over the last five years both of these nodes have expanded and almost grown together. Development pressure has continued to grow in the area. Staff has continually recommended less commercialization of the general area. In the early 1990s several banks and small office buildings were built along Cantrell Road from Black Road west to Rummel Road. Most of these developments were done as Planned Office Districts. This was to allow for small lot size (less than 2 acres) and often multiple buildings (only one building per 2 acres was allowed). Both of these requirements are from the Highway 10 Overlay. The landscape, setback and signage requirements of the Overlay have been followed to a higher degree. During this time the City had been unwilling to accept commercialization of the corridor. In the late 1990s some additional commercial was allowed using the Planned Commercial District process. The areas surrounding Cantrell Road to the south and to some degree to the north have developed as single-family subdivisions. There is little available land for further development to the south. Land does exist in Panky, but otherwise to the south the land is developed. To the north are a few large lots available along Beau Vue and land along Rummel Road, which could be developed residentially. At the northwest corner of Taylor Loop (east) and Cantrell several new commercial uses have been constructed in the last five years, with one center under construction currently. Adjacent to the site under review is a new commercial center with mini -storage. Most of this development is already occupied. A second new center between Taylor Loop (east) and Pinnacle Valley Roads is now complete with little of the space occupied. These developments do indicate the development community believes there is a demand for commercial in the vicinity. Cantrell Road (Highway 10) is a principal arterial. It should be noted that such roads are intended to move vehicles not provide access to adjacent land. The more commercial development with curb cuts and signage the less efficient the road will be. For this reason the City has tried to use the `Node' concept. That is June 22, 2006 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: LU06-01-01 to allow commercial at major intersection but not to line the road itself. It is also true that the real estate world believes 'location and visibility' is key. Since a Principal arterial has high volumes of vehicles there will be continuing pressure by some to line such a road with commercial uses. At the Taylor Loop portion of the 'node', all the land shown for Commercial is developed or developing. There are tracts shown for Mixed Use in the northwest section of the node, yet to redevelop. At the 'Kroger Node' there is still some land to the east of Kroger, which is shown and zoned for Commercial use, but still vacant. Thus both to the east and west are areas still to be development that the Plan recommends for either Commercial or to include Commercial use. Mixed Use is proposed for the site. This classification allows for a 100 % commercial development as is proposed with the Planned Commercial District, which accompanies this application. This tract is the last one between the two nodes not to allow some form of commercial development. Based on the past actions of the City in this area, a change to allow some intensification appears appropriate as long as the design is reviewed carefully for impacts on the homes (Transition) to the north and method of access to Cantrell and Pinnacle Valley Roads. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Pankey Community Improvement Association , Secluded Hills Property Owners Association, Westbury Neighborhood Association and Westchester/Heatherbrae Property Owners Association. Staff has received informational calls. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. 9 ru %j -1 - j j tr EC T NA CO M N Y, O -V Mal if W '4- w Ile PK/OS 0 M% 4� 4 ,ti # r W h9 Q jk- Ik - 1 Ak ; 40 A ft# Ar I it v Ilk rn 11 4w -ff 'W I X, 5t 7 1 R Y BLAC a. - Fop, 4 P S I Vicinity Map Plan Amendment Case: LU06-01-01 Location: Pinnacle Valley & Cantrell T to MX N Ward: 4 PD: I CT: 42.05 0 215 430 860 Feet TRS: T2NR13WI8 46 431 SF JC-OUNTRYSI IM m PK/OS SF INI; T C.1 0 �S. 0 n I AIR Nf. VIII 111 ru %j -1 - j j tr EC T NA CO M N Y, O -V Mal if W '4- w Ile PK/OS 0 M% 4� 4 ,ti # r W h9 Q jk- Ik - 1 Ak ; 40 A ft# Ar I it v Ilk rn 11 4w -ff 'W I X, 5t 7 1 R Y BLAC a. - Fop, 4 P S I Vicinity Map Plan Amendment Case: LU06-01-01 Location: Pinnacle Valley & Cantrell T to MX N Ward: 4 PD: I CT: 42.05 0 215 430 860 Feet TRS: T2NR13WI8 EAGLE GLtNW �0 2 COUNTRYSICi ` C�LgC M F 12 R2 a R'S 02 D R 1 R C D; G PCD _ g cAN PCD a D P PDC 0 0 ..... s� 1 o T i ds t ! �a *ion� i + �1 �- 141 we ..Q m 16. 0 ..1 Area Vicinity Map [� 011111 Case: LU06-01-01 Location: Pinnacle Valley & Cantrell Ward: 4 PD: 1 CT: 42.05 TRS: T2NR13W18 N A 0 175 350 700 Feet June 22, 2006 SUBDIVISION ITEM NO.: D (Cont. FILE NO.: LU06-01-01 to allow commercial at major intersection but not to line the road itself. It is also true that the real estate world believes 'location and visibility' is key. Since a Principal arterial has high volumes of vehicles there will be continuing pressure by some to line such a road with commercial uses. At the Taylor Loop portion of the 'node', all the land shown for Commercial is developed or developing. There are tracts shown for Mixed Use in the northwest section of the node, yet to redevelop. At the 'Kroger Node' there is still some land to the east of Kroger, which is shown and zoned for Commercial use, but still vacant. Thus both to the east and west are areas still to be development that the Plan recommends for either Commercial or to include Commercial use. Mixed Use is proposed for the site. This classification allows for a 100 % commercial development as is proposed with the Planned Commercial District, which accompanies this application. This tract is the last one between the two nodes not to allow some form of commercial development. Based on the past actions of the City in this area, a change to allow some intensification appears appropriate as long as the design is reviewed carefully for impacts on the homes (Transition) to the north and method of access to Cantrell and Pinnacle Valley Roads. NEIGHBORHOOD COMMENTS.- Notices OMMENTS: Notices were sent to the following neighborhood associations: Pankey Community Improvement Association , Secluded Hills Property Owners Association, Westbury Neighborhood Association and Westchester/Heatherbrae Property Owners Association. Staff has received informational calls. STAFF RECOMMENDATIONS.- Staff ECOMMENDATIONS:Staff believes the change is appropriate. PLANNING COMMISSION ACTION: (JUNE 22, 2006) Walter Malone, Planning Staff reviewed the existing use pattern and Land Use Plan. There have been two nodes, which over the years have grown together. The intervening designations have been amended to include commercial use. This change would add commercial use as a possibility by changing the site from Transition to Mixed Use. Ms. Donna James presented the related Planned Zoning District request. See item D.1 for a full meeting summary. A motion for approval was made. By a vote of 7 for 3 against the Land Use Plan Amendment was approved. 5