HomeMy WebLinkAboutminutesMay 25, 2000
ITEM NO.: 1.1
FILE NO.: LU00-20-01
Name: Land Use Plan Amendment - Pinnacle Planning
District
Location: 17800 & 17900 Cantrell Rd.
Request: Mixed Office Commercial & Park/Open Space
to Commercial
Source: Ed Willis, Ranch Properties, Inc.
PROPOSAL / REQUEST:
Land Use Plan amendment in the Pinnacle Planning District
from Mixed Office Commercial 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 they have. The
applicant wishes to use the property for future Commercial
development.
EXISTING LAND USE AND ZONING:
The property is currently zoned 0-2 Office and Institutional
and is approximately 32.61 + acres in size. Generally north
of the property line are areas zoned MF -18 Multifamily
District, a Planned Commercial District, and 0-2 Office and
Institutional. A C-2 Shopping Center District is located on
the east side of Ranch Blvd., east of the property in
question. An Open Space zone occupies a strip of land along
the south side of the applicant's property along Cantrell
Road. The south side of Cantrell Road is zoned R-2 Single
Family, C-3 General Commercial, and 0-1 Quiet Office. To
the west of the property is an R-2 Single Family zoned with
a Conditional Use Permit occupied by a church and an 0-3
General Office District.
Most of the land between Cantrell Road and Ranch Blvd. is
vacant. The nearest uses to the north are four one story
office buildings occupied by an insurance claims office and
a mixture of medical and legal firms. Further north is the
campus of the Arkansas Baptist High School. East of Ranch
Blvd. is the Saddle Creek shopping center. South of
May 25, 2000
ITEM NO.: 1.1 (Cont.) FILE NO.: LU00-20-01
Cantrell Rd. is large lot residential subdivisions. West of
Patrick Country Road is a small church and a few residences
built on large lots.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On November 16, 1999 a change was made from Single Family to
Office at 6400 Patrick Country Road on the west side of
Patrick Country Road across the street from the area under
review.
On October 5, 1999 a change was made from Office to Mixed
Office Commercial for the property currently under review.
On October 5, 1999 a change was made from Commercial to
Mixed Office Commercial on the east side of Ranch Blvd.
directly east of the area in question.
On July 21, 1998, a change was made from Single Family to
Suburban Office and Office to the west at 18600 Cantrell Rd.
with the change to Office located 380 feet west of the site
in question on Northridge Road while the change to Suburban
Office took place about 1500 feet to the west on Cantrell
Rd.
On July 21, 1998, a change was made from Single Family to
Office at Chenal Parkway and Hwy 300 about a mile to the
west of the proposed amendment.
The Future Land Use Plan shows both pieces of property on
the application as Mixed Office Commercial with a strip of
Park/Open Space along Cantrell Road. The properties
surrounding the northern side of the application area are
shown as Multi -Family, and Office. The property to the east
is shown as Mixed Office Commercial with a strip of
Park/Open Space next to Cantrell Road. Single Family,
Commercial, and Suburban Office is shown on the south side
of Cantrell Road. The west side of Patrick Country Road is
shown as Public Institutional and Office.
MASTER STREET PLAN:
The Master Street Plan shows Cantrell Road as a Principal
Arterial and Patrick Country Road as a Collector. The plan
shows Chenonceau Blvd, Ranch Blvd. and Ranch Drive as local
streets. Chenonceau Blvd. changes
south of Cantrell Rd. A Class II
Cantrell Road on the Master Street
Boulevard to Ferndale Cutoff that
proposed amendment.
F.
into a Minor Arterial
Bikeway is shown along
Plan from Chenonceau
would be effected by this
May 25, 2000
ITEM NO.: 1.1 (Cont.) FILE NO.: LU00-20-01
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 is located on the edge of a large
vacant area that extends to the north and west next to at
new development north of Cantrell Road along Ranch
Boulevard. The area is located at an intersection with new
office, commercial and residential development occurring at
the edge of the amendment area.
The applicant's property also falls under the regulations of
the Highway 10 Design Overlay District. The Highway 10
Design Overlay District could offset the loss of the
Park/Open Space proposed by this amendment through a one
hundred -foot setback from Highway 10, landscape buffers,
strict sign regulations, and limited curb cuts. The
regulations of the design overlay district also regulates
the lighting of properties along Highway 10 to maintain a
parkway atmosphere and also limits the amount of buildings
to 1 building for every two acres on site. The Highway 10
Overlay District applies to the entire tract of land if it
is divided into multiple lots for commercial development.
The Park/Open Space strip would provide for no access along
Cantrell Road where the DOD provides for limited access.
The original ordinance implementing zoning for the
development known as the Johnson Ranch was passed on January
16, 1985. Ordinance 14,809 established zoned 63.3 Acres C-2
Shopping Center, 57.7 Acres 0-2 Office and Institutional,
19.1 Acres MF -12 Multifamily, and 7.8 Acres MF -18
Multifamily. Numerous zoning changes have taken place in
this development over its history.
The latest zoning Ordinance 18,226 dated February 22, 2000
changed the zoning for this development from C-2 Shopping
Center to 0-3 General Office for 9.2831 acres. This change
brings the total development to 29.7 Acres of C-2 Shopping
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May 25, 2000
ITEM NO.: 1.1 (Cont.) FILE NO.: LU00-20-01
Center, 74.3831 Acres 0-2 Office and Institutional, 212.4
Acres R-2 Single Family Residential, 43.4 Acres MF -18
Multifamily, and set aside 8.5 Acres for a Marine Reserve,
and 202.5 Acres for a Development Reserve. Ordinance 18,226
reduced the current amount of land zoned C-2 Shopping Center
by 23% while increasing the amount of land zoned 0-3 General
Office by 13%.
On October 5, 1999 a Land Use Plan Amendment, Ordinance
18,106, resulted in two changes from Office and Commercial
to Mixed Office Commercial. The change from Office to Mixed
Office Commercial resulted in the current Mixed Office
Commercial shown for the property currently under review.
This Ordinance, 18,106, also contained language to set a
limit on acreage to be zoned C-2. The amendment allowed
zoning of C-2 up to, but not exceeding, the limit of 63.2516
acres unless additional property was zoned from commercial
to other less intense zoning classifications. The zoning
change of February 22, 2000 took place on Ranch Drive at
Cantrell Road in which 9.2831 acres were zoned from C-2
Shopping Center to 0-3 General Office. This zoning of
9.2831 acres allows for a maximum of 33.63 acres to be zoned
commercial as stated in Ordinance 18,106.
The proposed zoning application, to be heard on this agenda,
could fulfill the spirit of Ordinance 18,106. This request
is within the previously agreed to amendment as far as area
is concerned. However C-2 (Shopping Center Uses) not C-3
(General Commercial Uses) would be required. As C-3
(General Commercial) with the entirety of the rezoned tracts
falling under the Highway 10 Design Overlay district for
multiple lots in a tract could also meet the spirit of the
October 1999 ordinance.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations: Johnson Ranch N.A., and Aberdeen Court P.O.A.
Staff has received 1 comment from area residents. The
single comment was neutral.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
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May 25, 2000
ITEM NO.: 1.1 (Cont.) FILE NO.: LU00-20-01
PLANNING COMMISSION ACTION:
(MAY 25, 2000)
Brian Minyard, City Staff, made a brief presentation to the
commission. This item was present immediately after the
presentation for item 1, presented by Dana Carney, so the
discussion of item 1.1 could coincide with the discussion
for item 1. See item 1 for a complete discussion concerning
the zone change from 0-2 Office & Institutional and Open
Space to C-3 General Commercial. Commissioner Bob Lowry
made a motion to approve the item as presented. The item
was approved with a vote of 7 ayes, 1 noes, 2 absent and
1 open position.
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