HomeMy WebLinkAboutBoard of Directors itemsOFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
OCTOBER 5,1999 AGENDA
Subject
Land Use Plan Amendment —
Pinnacle Planning District -
LU99-20-01 — 17600 &
17800 Cantrell Road
RECOMMENDATION
CITIZEN
PARTICIPATION
BACKGROUND
Action Required
Ordinance
Resolution
Approval
Information Report
bmitted By
Cy Carney
City Manager
Land Use Plan amendment in the Pinnacle Planning District
from Office and Commercial to Mixed Office Commercial for
future mixed office commercial developments.
Planning Staff recommends approval. Planning Commission
meeting on September 2, 1999 (10-0-1 in favor).
Notices were sent to the following neighborhood associations:
Westchester\Heatherbrae Property Owners Association,
Johnson Ranch Neighborhood Association and Aberdeen Court
Property Owners Association, and
The future land use designation for the western tract is Office.
The land uses surrounding the western tract consist of
Multifamily to the north, a Park/Open Space strip along
Cantrell Road, Suburban Office and Commercial to the south,
Mixed Office Commercial to the east, and Public Institutional
and Single Family to the west.
The future land use designation of the eastern tract is
Commercial. The land uses surrounding the eastern tract is
Multifamily and Office to the north, Park/Open Space and
Single Family to the south, Commercial to the east, and Mixed
Office Commercial to the west.
BACKGROUNDThe west tract of property is currently zoned 0-2 and is
CONTINUED approximately 35.8+ acres in size. The east tract of property is
currently zoned C-2 and is approximately 30 + acres in size.
A vacant tract of C-2 located on Ranch Drive separates the
applicant's two pieces of property. The mostly vacant property
to the north consists of MF -18, R-2, and two PCD zoning
districts. Professional offices occupy one PCD while the
Leisure Arts office campus occupies the other. A strip of OS
zoning on the Cantrell Rd frontage of both properties separates
the applicant's properties from the C-3, O-1, and R-2 zones to
the south.
A church lies in the R-2 zone to the west. The open tract of
land to the east of Ranch Drive lies in zoned C-2.
The applicant's property lies in an area transitioning from a
rural character to a suburban form. When the current Land Use
Plan was adopted, Chenonceau Boulevard was not planned.
The addition of Chenonceau Boulevard, with its connection to
Chenal Boulevard, changes the landscape. This intersection of
Chenonceau, (a minor arterial) with Cantrell is more suited to
commercial development than the intersection of Ranch
Boulevard (a local street) and Cantrell.
Currently, the zoning of the two pieces of property correspond
to the Land Use Plan; i.e. C-2 in Commercial and 0-2 in Office.
Although a change to a less intense land uses may be desirable,
intensification is not. A change from commercial land uses to
MOC would recommend a less intense land use in the
Commercial area. In contrast, a change from Office to MOC
would recommend intensification of land uses in the area. Land
use Plan changes that would recommend additional
commercially zoned property is not a desirable effect in this
area.
The following ordinance is a result of meetings that occurred
between the city and owners to limit the amount of acreage of
commercially zoned property in their holdings.
FILE NO.: LU99-20-01
Name: Land Use Plan Amendment - Pinnacle Planning District
Location: 17600 & 17800 Cantrell Rd
Request: Office and Commercial to Mixed Office Commercial
Source: Ranch Properties, Inc.
PROPOSAL / REQUEST:
Land Use Plan amendment in the Pinnacle Planning District from
Office (0) & Commercial (C) to Mixed Office and Commercial
(MOC). The MOC land use category provides for a mixture of
office and commercial uses to occur. Acceptable uses area
office or'mixed office and commercial. A Planned Zoning
District is required for any development not wholly office. The
applicant stated Mixed Office and Commercial Development on the
application as the proposed use of the property.
EXISTING LAND USE AND ZONING:
The application covers two separate pieces of property.
The west tract of property is currently zoned 0-2 and is
approximately 35.8+ acres in size. The east tract of property
is currently zoned C-2 and is approximately 30 + acres in size.
A vacant tract of C-2 located on Ranch Drive separates the
applicant's two pieces of property. The mostly vacant property
to the north consists of MF -18, R-2, and two PCD zoning
districts. Professional offices occupy one PCD while the
Leisure Arts office campus occupies the other. A strip of OS
zoning on the Cantrell Rd frontage of both properties separates
the applicant's properties from the C-3, 0-1, and R-2 zones to
the south.
A church lies in the R-2 zone to the west. The open tract of
land east of Ranch drive lies in a C-2 district.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The future land use designation for the western tract is Office.
The land uses surrounding the western tract consist of
Multifamily to the north, a Park/Open Space strip along Cantrell
Road, Suburban Office and Commercial to the south, Mixed Office
Commercial to the east, and Public Institutional and Single
Family to the west.
FILE NO.: LU99-20-01 '(Cont.)
The future land use designation of the eastern tract is
Commercial. The land uses surrounding the eastern tract is
Multifamily and Office to the north, Park/Open Space and Single
Family to the south, Commercial to the east, and Mixed Office
Commercial to the west.
On July 21, 1998, a change was made from SF to SF, SO, O & to
the west at 18600 Cantrell Rd.
On July 21, 1998, a change was made from SF to 0 at Chenal Pkwy
and Hwy 300.
On December 21, 1993, a change was made from SF to MF & O
northwest of Hwy 10 at Chenal Pkwy.
On November 2, 1993, a change was made from MF to O at the
northwest corner of Ranch Ridge Rd. & Ranch Blvd.
MASTER STREET PLAN:
The plan designates Cantrell Rd. as a Principal arterial. In
addition, the plan also designates Chenonceau Blvd. and Ranch
Blvd. as local streets.
PARKS:
The master parks plan does not show any existing or proposed
parks in the area.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The applicant's property does not lie in an area covered by a
neighborhood plan.
ANALYSIS:
The applicant's property lies in an area transitioning from a
rural character to a suburban form. When the current Land Use
Plan was adopted, Chenonceau Boulevard was not planned. The
addition of Chenonceau Boulevard, with its connection to Chenal
Boulevard, changes the landscape. This intersection of
Chenonceau, (a minor arterial) with Cantrell is more suited to
commercial development than the intersection of Ranch Boulevard
(a local street) and Cantrell.
Currently, the zoning of the two pieces of property correspond
to the Land Use Plan; i.e. C-2 in Commercial and 0-2 in Office.
Although a change to a less intense land uses may be desirable,
intensification is not. A change from commercial land uses to
MOC would recommend a less intense land use in the Commercial
2
FILE NO.: LU99-20-01 `(Cont.)
area.. In contrast, a change from Office to MOC would recommend
intensification of land uses in the area. Land use Plan changes
that would recommend additional commercially zoned property is
not a desirable effect in this area.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:
Johnson Ranch Neighborhood Association, Aberdeen Court Property
Owners Association, and
Westchester\Heatherbrae Property Owners Association. Staff has
received three comments from area residents. One is in support,
and the two neutrals are the Johnson Ranch and Westchester
Neighborhood Associations.
STAFF RECOMMENDATIONS:
Staff believes the application as filed is not appropriate at
this time. Meetings have occurred to develop an agreement
between the city and owners to limit the amount of acreage of
commercially zoned property in their holdings. If an agreement
can be reached to limit the acreage to the amount that they
currently have, Staff's recommendation would be that the change
would be appropriate. Until that time, Staff's opinion will be
denial.
PLANNING COMMISSION ACTION:
(SEPTEMBER 2, 1999)
This item was placed on the consent agenda for approval. The
motion was made for approval of the agenda as read and to
include agreements between the city and applicants. The motion
passed with a vote of 10 ayes, 0 nays and 1 absent.
3
SF
r --N\ ii
VICHty Map
1I
MF a m
o '� .Ggt�=E SF
° T
u 0 t0 Moc f z �s r=GAa _
°
SN
CO
_ r
1
a 0 I
C to MOC
MF x
;/ a Q
w
O
Q
1—
Plan Amendment
Case # LU99-24-01 N
Cantrell Road at Chenonceau &Ranch
O&CtOMOC
Cr: 42.05
TRS: T2NR14W14 0 250 500 Feet
Pa. 20 C!T�
Ward 4
a
Z.
Q
�1
a
Z
SF
s�'aea�
a°aaa.
-
a�
a
.� ?y�aa G y
a
a u
0
°ca
e
SF
r --N\ ii
VICHty Map
1I
MF a m
o '� .Ggt�=E SF
° T
u 0 t0 Moc f z �s r=GAa _
°
SN
CO
_ r
1
a 0 I
C to MOC
MF x
;/ a Q
w
O
Q
1—
Plan Amendment
Case # LU99-24-01 N
Cantrell Road at Chenonceau &Ranch
O&CtOMOC
Cr: 42.05
TRS: T2NR14W14 0 250 500 Feet
Pa. 20 C!T�
Ward 4
r� avj
PCD T °
0
QI
Q' LYI r' LX
zim 01PCI]
C
SLI Q fY G ° ❑
° NF12 �Co f
Q
CRIP1
_d12 S3;
o � •y� o o
a
i
Existing Zoning
r
c Case # LU99-20-01
_ N
Cantrell Road at Chenonceau & Ranch
s.. Cr: 42.05
TRS: T2NR14W14 0 300 600 Feet
PD. 20
�
Vicinity Map , Ward 4
Cl
.a_
..
Cw
c Case # LU99-20-01
_ N
Cantrell Road at Chenonceau & Ranch
s.. Cr: 42.05
TRS: T2NR14W14 0 300 600 Feet
PD. 20
�
Vicinity Map , Ward 4
ORDINANCE NO.
AN ORDINANCE TO AMEND THE LAND USE PLAN
(16,222) IN THE PINNACLE PLANNING
DISTRICT FROM OFFICE AND COMMERCIAL TO
MIXED OFFICE COMMERCIAL; AND FOR OTHER
PURPOSES.
WHEREAS, as the Little Rock Planning Commission believes
it appropriate to amend the plan.
NQW, THEREFORE, BE IT ORDAINED BY THE BOARD OF
DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS.
SECTION 1. That the land Use Plan for the Pinnacle
District be and hereby amended as follows: That Office
lying north of Arkansas State Highway 10 between Patrick
Road and Ranch Boulevard and the Commercial lying north of
Arkansas State Highway 10, south and west of Ranch Drive
and east of Ranch Boulevard is changed to Mixed Office
Commercial; PROVIDED, HOWEVER, no portion of the lands
presently zoned 0-2 lying north of Arkansas State Highway
10 between Patrick Road and Ranch Boulevard shall be
hereinafter zoned for a commercial use if the acreage of
the same would at that time cause the total acreage of C-2
zoned lands lying North of Arkansas State Highway 10 and
south of the railroad tracks between Patrick Road and
Katillus Road to exceed 63.2516 acres, unless approved by
the Board of Directors of the City of Little Rock.
SECTION 2. To amend the Land Use Narrative to add a
section titled "Mixed Office Commercial" in the Land Use
section after "Commercial" and before "Existing Business
Node" to read:
Mixed Office Commercial:
Mixed Office Commercial is shown in the plan on the
north side of Cantrell Road from Ranch Drive to Patrick
Country Road. Large tracts of land are currently zoned C-2
Commercial and 0-2 Office in this MOC area. An ordinance
covering the area states that "However, no portion of the
lands presently zoned 0-2 lying north of Arkansas State
Highway 10 between Patrick Road and Ranch Boulevard shall
be hereinafter zoned for a commercial use if the acreage of
the same would at that time cause the total acreage of C-2
zoned lands lying North of Arkansas State Highway 10 and
south of the railroad tracks between Patrick Road and
Katillus Road to exceed 63.2516 acres..." Planned Zoning
Districts of a purely commercial nature in this area will
be closely considered as to whether they exceed the amount
of commercial zoning needed.
SECTION 3. That Office lying north of Cantrell Road
between Patrick Road and Ranch Boulevard and the Commercial
lying north of Cantrell Road and south and west of Ranch
Drive and east of Ranch Boulevard be amended to Mixed
Office Commercial on the Land Use Plan.
PASSED:
ATTEST: APPROVED:
City Clerk Mayor