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Home My WebLink AboutBoard of Directors itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION OCTOBER 5, 2004 AGENDA Subject Land Use Plan Amendment — Pinnacle Planning District — LU04-20-01 at Chenonceau Boulevard north of Ranch Drive SYNOPSIS FISCAL IMPACT RECOMMENDATION CITIZEN PARTICIPATION BACKGROUND Action Required I Submitted By Ordinance Resolution Approval Information Report Bruce Moore j Citv Manager Land Use Plan amendments in the Pinnacle Planning District from Single Family to Mixed Office Commercial for future development. I N/A Planning Staff recommends approval. Planning Commission recommended approval on September 9, 2004 (7 ayes, 0 noes and 4 absent in favor). Notices were sent to the following neighborhood associations: Johnson Ranch Neighborhood and Aberdeen Court Property Owners Association The property is currently zoned R-2 Single Family and is 1.97 acres f in size. North of the site is zoned R-2 Single Family undeveloped land and single-family houses. To the south lies undeveloped C-3 General Commercial. A PCD with office and commercial uses also lies to the south. To the east lies a R-2 CUP for a private school and further east lies single family homes zoned R-2 Single Family. To the west at the northwest corner of Valley Ranch Drive and Highway 10 there is an area of Suburban Office that is undeveloped and further to the west is Single Family that has houses on large lots. BACKGROUND CONTINUED On the Future Land Use Plan to the north and east lies Single Family, to the west Multi Family, and to the south lies Mixed Office Commercial. The applicant's property lies in an area transitioning from a rural character to a suburban form. Office development has occurred in the area of Ranch Drive and Ranch Boulevard. Large tracts of undeveloped land designated for Office, Commercial and Mixed Office Commercial exist in this area to the south and to the east. The application could be viewed as an expansion of the Land Use categories shown to the immediate south of the area. The area, if changed, will abut single-family developments that have been preliminarily platted. The juxtaposition of the Single Family and higher intensity areas can be detrimental to the Single Family areas. Buffers and/or less intense zoning categories could aid in the transition from the more intensely zoned commercial and office areas to the south and the large tracts of single family to the north. The acreage south of Ranch Drive on both sides of Chenonceau zoned C-3 still lies undeveloped. 2 ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE PINNACLE PLANNING DISTRICT FROM SINGLE FAMILY TO MIXED OFFICE COMMERCIAL; AND FOR OTHER PURPOSES. WHEREAS, as the Little Rock Planning Commission believes it appropriate to amend the plan. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS. SECTION 1. That Single Family on the east side of Chenonceau Boulevard north of Ranch Drive be amended to Mixed Office Commercial. SECTION 2. That the ordinance shall take effect and be in full force from and after its passage and approval. PASSED: ATTEST: City Clerk APPROVED: Mayor NO.: LU04-20-01 Name: Land Use Plan Amendment - Pinnacle Planning District Location: Ranch Development Request: Single Family to Office and Mixed Office Commercial Source: Joe White, White Daters Engineering PROPOSAL/REQUEST: Land Use Plan amendment in the Pinnacle Planning District from Single Family to Office and Mixed Office Commercial. The Mixed Office and Commercial category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The Office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. This request is in two parcels, one at the southwest corner of Valley Ranch Road and Patrick Country Road and the second on the east side of Chenonceau. The request is for unspecified future development. Staff is not expanding the application. EXISTING LAND USE AND ZONING: The property is currently zoned R-2 Single Family and is a combined 5.81 acres t in size. North of the site is undeveloped land and single-family houses. To the south lies undeveloped land zoned 0-3 Office, MF -18 Multi Family, and C-3 General Commercial. A PCD with office and commercial uses also lies to the south. To the east lies a R-2 CUP for a private school and further east lies single family homes zoned R-2 Single Family. To the west at the northwest corner of Valley Ranch Drive and Highway 10 there is an area of Suburban Office that is undeveloped and further to the west is Single Family that has houses on large lots. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: June 20, 2000, a change from Mixed Office Commercial to Commercial for an area between Chenonceau and Patrick County Road one quarter of a mile to the south for future development. November 19, 1999, a change from Single Family to Office at 6400 Patrick County Road immediately south of the western area for future development. FILE NO.: LU04-20-01 (Cont.) October 5, 1999, a change from Office to Mixed Office Commercial for an area described as between Chenonceau and Patrick County Road, an area east of Chenonceau north of Highway 10, and an area east of Ranch Boulevard and south of Ranch Drive one quarter of a mile to the south east for future development. MASTER STREET PLAN: Patrick Country Road is shown on the Plan as a Collector and is not currently to standards. Valley Ranch Road and Chenonceau are shown as a local streets built to Commercial standards. All of these previously mentioned streets intersect Cantrell Road, a Principal Arterial, which is built to a five lane standard. PARKS: The closet park to the site is Taylor Loop Park, which is an undeveloped park of 35 acres, located almost two miles to the east. This site is close to the proposed "Take it to the Edge" trail which will connect downtown with "...Two Rivers Park, and Pinnacle Mountain. The trail is composed of paved walking and biking trails, and serves residents and visitors to Little Rock." This application is within a service deficit area. HISTORIC DISTRICTS: There are no city recognized 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 property lies in an area transitioning from a rural character to a suburban form. Office development has occurred in the area of Ranch Drive and Ranch Boulevard. Large tracts of undeveloped land designated for Office, Commercial and Mixed Office Commercial exist in this area to the south and to the east. The application is in two parts: one area of 2± acres from Single Family to Mixed Office Commercial on the east side of Chenonceau and another area of 4± acres from Single Family to Office on the south side of Valley Ranch Drive west of Patrick County Road. Both areas are expansions of the Land Use categories shown to the immediate south of their respective areas. 4 FILE NO._ LU04-20-01 (Cont. Both of the areas, if changed, will be abutting single-family developments that have been preliminarily platted. The juxtaposition of the Office and Single Family can be detrimental to the Single Family areas. Buffers and/or less intense zoning categories could aid in the transition from the more intensely zoned commercial and office areas to the south and the large tracts of single family to the north. Recent developments in area have been few. A new office/commercial building is under construction at the northeast corner of Chenonceau and Ranch Drive (shown as MOC on plan) as are the apartments that are between Patrick Country and Chenonceau Roads (shown as MF on plan). The acreage south of Ranch Drive on both sides of Chenonceau zoned C-3 still lies undeveloped. NEIGHBORHOOD COMMENT Notices were sent to the following neighborhood associations: Johnson Ranch Neighborhood and Aberdeen Court Property Owners Association. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. PLANNING COMMISSION ACTION: (JULY 29, 2004) The item was placed on the consent agenda for deferral to the September 9, 2004 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: On July 28, 2004, the applicant requested the item be deferred. Applicant has met with Staff on this issue and changes to the application may be forthcoming. PLANNING COMMISSION ACTION: (SEPTEMBER 9, 2004) The item was placed on the consent agenda for approval as amended. The application was amended to remove the portion of the amendment on Valley Ranch Drive. A motion was made to approve the consent agenda and was approved with a vote of 7 ayes, 0 noes and 4 absent. t LIMITS so 4� MF Vicinity Map _ R f• ■ ■S, ■ t 2 luyl� E y 1r11, 44 rT lla PLAN AMENDMENT Case: LU04-20-01 Location: EAST SIDE OF CHENONCEAU BLVD. F N SF TO MOC Ward: 5 PD: 20 CT: 42.05 0 150300 0 } us■■� Cr 0. —.n p' ao so 4� MF Vicinity Map _ R f• ■ ■S, ■ t 2 luyl� E y 1r11, 44 rT lla PLAN AMENDMENT Case: LU04-20-01 Location: EAST SIDE OF CHENONCEAU BLVD. NORTH OF CANTRELL ROAD N SF TO MOC Ward: 5 PD: 20 CT: 42.05 0 150300 600 Feet TRS: T2NR14W14 Vicinity Map AREA ZONING Case: LU04-20-01 Location: EAST SIDE OF CHENONCEAU BLVD. NORTH OF CANTRELL ROAD N A Ward: 5 PD: 20 CT: 42.05 0 150300 600 Feet TRS: T2NR14W14