Loading...
HomeMy WebLinkAboutminutesDecember 18, 2003 ITEM NO.: 11 FILE NO.: LU03-20-02 Name: Land Use Plan Amendment - Pinnacle Planning District Location: 19420 Cantrell Rd. Request: Single Family to Commercial Source: Larkin Gieringer, White - Daters & Associates PROPOSAL/REQUEST: Land Use Plan amendment in the Pinnacle Planning District from Single Family 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. The applicant wishes to develop the property for commercial uses. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include area to the west shown as Single Family between the applicant's property and the area shown as Commercial at Chenal and Cantrell Road. This expansion would make the study area more compatible with the neighboring land use shown to the south across the street. EXISTING LAND USE AND ZONING: The applicant's property is a single-family house built on a large lot zoned R-2 Single Family and is about 2.11 acres t in size. The expanded area includes the property to the west, which is a power substation zoned R-2. The neighboring property to the north and east is vacant land zoned R-2. The vacant land to the south is zoned C-3 General Commercial. The vacant property to the west of the expanded area is zoned C-3. A mini -warehouse northwest of the applicant's property is zoned C-3. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On January 2, 2002 a change was made from Single Family to Suburban Office, Commercial, and Park / Open Space on the east side of Chenal Parkway on the south side of Cantrell Road across the street to the south of the applicant's property to accommodate proposed development. On March 6, 2001 a change was made from Single Family to Commercial in the December 18, 2003 ITEM NO.: 11 (Cont, FILE NO.: LU03-20-02 19,900 block of Cantrell Road across the street southwest of the study area to accommodate proposed development. On June 20, 2000 a change was made from Mixed Office Commercial to Commercial in the 17,800 - 17,900 block of Cantrell Road about 1 mile east of the application area to accommodate proposed development. On November 16, 1999 a change was made from Single Family to Office at 6400 Patrick Country Road about 1 mile east of the amendment area to accommodate proposed development. On October 5, 1999 a change was made from Office to Mixed Office Commercial at the northeast corner of Patrick Country Road and Cantrell Road about 1 mile east of the property in question to accommodate proposed development. The applicant's property and the expanded area is shown as Single Family and is bordered on the north and east with land shown as Single Family. The land across Cantrell Road to the south is shown as Commercial. The property to the west of the expanded area is shown as Commercial with a strip of Park / Open Space along Cantrell Road. The land to the north and east of the applicant's property is the subject of another item on this agenda for a change from Single Family to Office and Commercial. MASTER STREET PLAN: Cantrell Road is shown on the Master Street Plan as a Principal Arterial and is built as a four -lane highway with an additional center turn lane. A Class II Bikeway is shown along Cantrell Road from Ferndale Cutoff Road to Chenonceau Boulevard. A Class II Bikeway does not require any additional paving or Right-of-way. Cantrell Road is a State Highway, little or no direct access should be permitted to this Principal Arterial. If a curb must be done along a state highway, it would need to be done in a manner that would protect the flow of traffic. Development of the applicant's property would need to be done in a manner that would not disrupt the flow of traffic on the state highway. Shared drives to limit curb cuts along Cantrell are an option to provide access to the applicant's property and to minimize interruptions to traffic flow. PARKS, The Little Rock Parks and Recreation Master Plan of 2001 shows that the study area is located inside a Service Deficit Area. Since adequate Park and Open Space amenities are needed in the area, such facilities will need to be developed 2 December 18, 2003 ITEM NO.: 11(Cont.)FILE NO.: LU03-20-02 within an eight -block walking distance. Development of Park and Open Space facilities will need to be done to conform to the Plan's Eight -Block strategy of providing park facilities within eight -blocks of all residents of the City of Little Rock. HISTORIC DISTRIC 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 property is located near an expanding node of Commercial uses centered on the intersection of Cantrell Road with Chenal Parkway. Although much of this area is currently vacant, the intersection between two Principal Arterials makes this location a prime area for retail uses to locate in the future. If the plan amendment covering the neighboring areas to the north and east is approved for changes to non-residential uses, the future viability of residential uses at this location is even further reduced. The applicant's property, and the property in the expanded area, is subject to the requirement of the Highway 10 Design Overlay District. Any development within Areas 1 and 5 would need to conform to the design standards of the Highway 10 DOD. The purpose of the Highway 10 DOD is to preserve scenic value of the Highway 10 DOD through the requirement of PZD's. Since the neighboring properties to the north and east are the subject of a land use plan amendment for a change to Commercial and Office, the amount of land shown as Commercial at the northeast corner of Cantrell and Chenal would be greatly expanded. The land shown as Commercial on the northeast corner of Cantrell and Chenal would mirror the land shown as Commercial at the southeast corner. Combining both this item, and the other item for the adjacent area on this agenda, this amendment would double the amount of land shown as Commercial along Cantrell Road east of the Cantrell / Chenal intersection west of Pleasant Valley Farm Road. This proposed change along with the neighboring proposed changes to Commercial would greatly expand the amount of land available in the area for Commercial uses. However, if the neighboring changes to Commercial and Office are approved, and this proposal is not, the remaining area shown as 3 December 18, 2003 ITEM NO.: 11(Cont.)FILE NO.: LU03-20-02 Single Family would be surrounded by incompatible uses. If the opposite action occurs, with this proposed changed to Commercial approved and the changes for neighboring properties are not approved, this change would be a smaller increase in the area shown as Commercial that would be more centered on the northeast corner of Cantrell and Chenal. In addition, the presence of a power substation reduces the potential for all of the area shown as Commercial to be developed for Commercial uses, just as it reduces the potential for neighboring Single Family development. The new office developments that have occurred at Cantrell Road and Ranch Boulevard filled in most of the land shown as Mixed Office Commercial that would otherwise be available for Commercial uses through the PZD process. This changes would provide land for straight commercial uses located at the Cantrell / Chenal intersection and reinforce the concentration of commercial nodes at major intersections along Cantrell Road west of 1-430. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Aberdeen Court Property Owners Association, Bayonne Place Property Owners Association, Du Quesne Place P.O.A., and Maywood Manor Neighborhood Association. Staff has received one neutral comment from area residents. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. A change to Commercial at this location is compatible with the zoning and land uses shown across the street to the south. PLANNING COMMISSION ACTION: (DECEMBER 18, 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 11 ayes, 0 noes and 0 absent. 4