HomeMy WebLinkAboutBoard ItemFILE NO.: LU03-30-01
Name: Land Use Plan Amendment - Buzzard Mountain Planning District
Location: 9300 Ferndale Cutoff Road
Reguest: Low Density Residential to Commercial
Source: Darrel Odom, Odom & Associates - Architectures, Inc.
PROPOSAL / REQUEST:
Land Use Plan amendment in the Buzzard Mountain Planning District from Low
Density Residential to 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.
Prompted by this Land Use Amendment request, the Planning Staff expanded
the area of review to include the neighboring property across Ferndale Cutoff to
the east extending from Ferndale Cutoff Road to the area shown as Park / Open
Space.
EXISTING LAND USE AND ZONING:
The property is a house built on a large lot zoned R-2 Single Family and is 7.25 t
acres in size. Most of the land to the north is vacant with the exception of the fire
station on the north side of the Highway 10 / Ferndale Cutoff intersection. The
neighboring land across Ferndale Cutoff to the east is a small plant nursery
zoned R-2. The rest of the surrounding land to the south and west consists of
large lot single family houses built on land zoned R-2. A few small businesses
are located at the Highway 10 / Barrett Road intersection with a church and
convenience store located at the northeast corner zoned C-3. A church,
fraternity lodge, and siding business are located east of Barrett Road and are
zoned R-2.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
Staff included the applicant's property in the review of future land use for the
expansion of the Extraterritorial Jurisdiction of 2002 resulting in the current land
uses shown for the applicant's property and all of the surrounding properties
within a 1 -mile radius.
FILE NO.: LU03-30-01 Cont.
The applicant's property is shown on the Future Land Use Plan as Low Density
Residential. The existing commercial node was recognized as Commercial and
extends on both sides of Cantrell from Barrett Road on the west towards the
east. From that node to the intersection of Cantrell and Ferndale Cutoff, both
sides of the road are shown as Low Density Residential. The property to the
east is shown as Park / Open Space along the floodplain of the Little Maumelle
River. A small strip of Single Family is shown between Ferndale Cutoff Road and
the PK/OS shown. The land surrounding the above mentioned areas are shown
as Single Family.
MASTER STREET PLAN:
State Highway 10 (Cantrell Road) is shown as a Principal Arterial on the Master
Street Plan and is built as a rural two-lane highway. Ferndale Cutoff Road is
shown as a Minor Arterial and is built as a rural two-lane road. Both Highway 10
and Ferndale Cutoff will be subject to half street improvements in order to
conform to the Master Street Plan.
A Class II Bikeway is shown on Highway 10 from Ferndale Cutoff to Chenonceau
Boulevard but will not require any additional right-of-way or paving. A Class III
Bikeway is shown on Ferndale Cutoff from Highway 10 to Denny Road but will
not require any additional right-of-way or paving. The Class III Bikeway on
Ferndale Cutoff may be affected by this amendment on the west side of Ferndale
Cutoff.
PARKS:
The Little Rock Parks and Recreation Master Plan of 2001 show a Potential
Greenbelt along the floodplain of the Little Maumelle River. The designation of
Potential Greenbelts along the floodways of streams is intended to not only
preserve the watersheds of the streams, but also allow the future development of
park amenities, and or the preservation of open space amenities. Any future
development of the property within the study area should be designed in a
sensitive manner to protect the nearby streams. The applicant's property is also
located near the "Take it to the Extreme" Trail. The "Take it to the Extreme" Trail
is the western edge of a trial loop system proposed by the Parks and Recreation
Department to circle Little Rock as a part of the plan concept of creating a "City in
a Park." The applicant's property is also located about a mile northeast of the
proposed Regional Park 2000, which is intended to be developed as a Large
Urban Park of more that 50 + acres to serve the entire City of Little Rock.
Development of the applicant's property will need to be sensitive to the potential
development of the "Take it to the Extreme" Trail and the Potential Greenbelt.
The Regional Park 2000 is proposed to be large enough that this amendment is
not likely to have an impact on development of the park.
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FILE NO.: LU03-30-01 (Cont.
HISTORIC DISTRICTS:
There are no historic districts that would be affected by this amendment.
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:
The applicant's properties are located outside city limits a little over 2 miles to the
west of the developing commercial node at the Chenal / Highway 10 intersection.
Most of the Commercial nodes on Highway 10 are located at intersections with
Principal and Minor Arterials. Most all of the nodes of Commercial and
Neighborhood Commercial along Cantrell Road are not fully developed. The area
shown as Commercial located at the intersection of Highway 10 and Barrett
Road is under used with a convenience store/market; two churches with one in a
storefront; a fraternity lodge; a siding contractor and several houses. This node
contains vacant land that could be developed in the future for Commercial uses.
There is sufficient distance between the applicant's property and the node at
Barrett Road to preclude the joining of the proposed and existing commercial
nodes. If joined, the proposed commercial strip would stretch from Garrison
Road to Ferndale Cutoff and be over one half mile in length. The remaining Low
Density Residential on the south and north side of Cantrell would provide
alternative residential options in the area and support the commercial areas to
the east and west. This LDR could provide density along Cantrell while not
adding to the commercial strip.
The applicant's properties are also located about 1 Y2 miles west of Highway 300,
the western boundary of the Highway 10 Design Overlay District. Although the
applicant's property is located outside the Highway 10 Design Overlay District,
the application of similar design standards would address some key issues to
minimize the impact of a change to Commercial with imposing increased
setbacks, landscaping, buffering and monument signage.
The applicant's property is located in an area characterized by a rural pattern of
development with large tracts of land remaining undeveloped, under used, or in a
floodplain. The application area is located across the street from the floodplain of
the Little Maumelle River. This amendment would not change the area shown as
PK/OS on the Future Land Use Plan. Development of the applicant's property
would need to be done in a manner that would minimize any run-off towards
Ferndale Cutoff Road with the goal of preserving the ecological and hydrological
integrity of the Little Maumelle River.
W!
FILE NO.: LU03-30-01 (Cont.) _ _
A change to Commercial at this site would necessitate that future development
does not have a negative impact on the neighboring residential areas on
Cameronwood Lane to the south. Development on this property would need a
sufficient buffer between any buildings and parking lots and the neighboring
single-family residences to compensate for the scale and massing of future
buildings built on the property. Without sufficient buffers, the neighboring
properties would be impacted by Commercial uses on the applicant's property.
The massing, scale, visual impacts, and noise generation of any future
development on this site should be minimized to isolate the potential affects of
any non-residential development on the neighboring single-family development.
Adherence to the Highway 10 Overlay District would address these issues.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Greystone Manor
Neighborhood Association. Staff has received no comments from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
PLANNING COMMISSION ACTION:
(OCTOBER 30, 2003)
The item was placed on the consent agenda for approval. A motion was made to
approve the consent agenda and was approved with a vote of 9 ayes, 0 noes
and 2 absent.
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