HomeMy WebLinkAboutminutesJanuary 20, 2005
ITEM NO.: 22 FILE NO.: LU05-20-01
Name: Land Use Plan Amendment - Pinnacle Planning District
Location: Northwest corner of Pinnacle Valley Drive and County Farm Road
Request: Single Family to Mixed Use
Source: Gene Ludwig, White-Daters and Associates, Inc.
PROPOSAL / REQUEST:
Land Use Plan amendment in the Pinnacle Planning District from Single Family to
Mixed Use. The Mixed Use category provides for a mixture of residential, office and
commercial uses to occur. A Planned Zoning District is required if the use is entirely
office or commercial or if the use is a mixture of the three. The applicant wishes to
utilize the land for a law office, a private residence, and concrete pump truck storage.
Staff is not expanding the application because any reasonable expansion could be
viewed as premature since the area is rural in nature.
EXISTING LAND USE AND ZONING -
The property is located in the city's extraterritorial zoning jurisdiction, undeveloped,
zoned AF (Agriculture and Forestry District), and is 38 acres t in size. R-2 (Single
Family District) and AF land represents a majority of the land zoned around this
property, and is developed with several single family homes and ranches on large, rural,
lots. Less than a mile north on Pinnacle Valley Road at the intersection of Beck Road is
an area zoned C-1 that was a law office but is now a burned out structure. Further
north is a more dense housing pattern consisting of several single family homes fronting
Pinnacle Valley Road near the entrance to Maumelle Park on R-2 land. West of
Maumelle Park and adjacent to the Arkansas River is an area of land zoned C-3
(General Commercial District) and MF -12 (Multifamily District) for the Little Rock Yacht
Club. Immediately south of the property is a single family home with a CUP
(Conditional Use Permit) for operation of a guest house. About a half mile southeast of
the property and on the opposite side of the Little Maumelle River is land shown as R-5
(Urban residence District) developing with large lot single family homes surrounded by
land mostly vacant R-2 zoned land. Immediately southwest of the property is
undeveloped land zoned R-2 followed by OS (Open Space District) representing the
Little Maumelle River floodway and additional AF lands. Also southwest of the property
is a recently constructed group of fourplexes zoned PRD (Planned Residential
Development). West and northwest of the property lies a large amount AF and R-2
lightly developed with several farms, ranches, and homes on large lots.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
No Land Use Plan amendments have been approved within the last five years within a
1 -mile radius of the application area. The applicant's property is located in an area
January 20, 2005
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: LU05-20-01
shown as Single Family at the intersection of pinnacle Valley Road and County Farm
Road and is surrounded by land shown as Single Family with an area shown as
Park/Open Space immediately west of the property recognizing the Little Maumelle
River and its floodway. Northwest of the property is a small area shown as Commercial
at the Northwest corner of Beck and Pinnacle Valley Roads.
MASTER STREET PLAN:
Pinnacle Valley Road is shown as a Minor Arterial on the Master Street Plan and
County Farm Road is shown as a Collector. A Minor Arterial provides connections to
and through an urban area and their primary function is to provide short distance travel
within the urbanized area and the primary function of a Collector Street is to provide a
connection from Local Streets to Arterials. These streets will require dedication of right-
of-way and will require street improvements. This intersection is currently a 90 degree
intersection. Any improvements to the intersection should enhance the through
movement of Pinnacle Valley Road.
A Class III Bikeway is shown on Pinnacle Valley Road and County Farm Road. A Class
III Bikeway is a signed route on a street shared with traffic. No additional paving or
right-of-way is required. Class III bicycle route signage may be required.
PARKS:
Less than a mile north of the property is the Corps of Engineers Maumelle Park.
Maumelle Park is 100 acres t in size and located on the banks of the Arkansas River.
Also nearby is Pinnacle Mountain State Park which attracts many visitors daily. The
City and County jointly operate the lightly developed Two Rivers Park approximately two
and a half miles east of the application. The level topography and rurally developed
land in the area has made this area a popular for bicyclists whose destinations are
these parks and the rural countryside.
Less than a quarter mile north of this property is a proposed Sports Complex. This
sports complex would be a private facility not open to the general public. The project is
currently scheduled to go in front of the Planning Commission.
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.
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January 20, 2005
SUBDIVISION
ITEM NO.: 22 (Cont.)_ _ FILE NO.: LU05-20-01
ANALYSIS:
The area is in the city's extraterritorial planning jurisdiction and generally characterized
by a scattering of single family homes on large lots and an abundance of undeveloped
land and pasture land. The property in question is low in elevation and is located in the
100 year flood plain for both the Little Maumelle and Arkansas Rivers. FEMA's Flood
Insurance Rate Maps Map indicate that this property is in the Al2 Flood Zone which
characterize the area as an "area of 100 -year flood, base flood elevations, and flood
hazards are determined." The Future Land Use Plan has shown the property and
surrounding property as Single Family and Park Open Space mainly to recognize
existing conditions and partially because of the elevated flood risk for the area. A
change to Mixed Use in this area could result development that would increase the flood
risk for both the property in the area. A change to the Mixed Use category would
require a review of the development on this property through the PZD (Planned Zoning
District) process which could minimize effects of development and assure scale and
massing that would be compatible with adjacent properties.
The area surrounding the property has an abundance of park acreage. Combined the
Corps of Engineers Maumelle Park, and the city and county Two Rivers Park contain
almost 370 acres of parkland. Furthermore, about three miles northwest of the site is
Pinnacle Mountain State Park, approximately 2000 acres in size. The rural character
and collection of large parks in the area attracts numerous visitors to the area for
recreational activities. This property is adjacent to a popular recreational bicycle loop
that accesses Pinnacle Mountain State Park via Pinnacle Valley Road. Addition of
increased use intensity at this site could jeopardize the bicycle route and lead to
expansion of higher intensity uses, possibly causing a decline in the area's rural and
park -like nature.
Currently the VWVAC (Water/Wastewater Advisory Committee) is looking for a suitable
location for a wastewater facility due to the lack of sewer infrastructure in the Little
Maumelle watershed area. All developments' sewer in this watershed must be pumped
to an adjoining watershed. Showing 35 acres t of land in this watershed as Mixed Use
could result in dense development that is premature for the area and result in more
sewer pumping which would overburden the existing sewer infrastructure. The Mixed
Use classification allows for uses such as multifamily, low density residential,
commercial, and office. At this moment it is advised that development in the area
continues its rural development style to prevent negative effects from an over burdened
sewer system.
Southwest and south of the property areas shown as Single Family and Low Density
Residential have been developing with single family homes, higher density homes, and
several fourplexes. This development has been happening on Rummel Road and off of
Pinnacle Valley Road, south of the railroad tracks and the Little Maumelle River. Part of
the reason for the development southwest of the property is because of the difficulty of
running sewer lines across those barriers.
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January 20, 2005
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: LU05-20-01
In the west Little Rock area intense areas are shown at improved Arterial intersections.
In this case Pinnacle Valley Road and County Farm Road are unimproved Minor
Arterials and Collectors, respectively. In order for this to be a fully functional area of
high intensity uses, road improvements would be necessary, including increased turning
radii at the intersection. Currently Pulaski County is in the final planning stages of
improving and realigning Pinnacle Valley Road from Cantrell Road to the railroad tracks
southwest of the property. These improvements cover just under one mile and may be
a catalyst for development along that section of Pinnacle Valley Road. Although new
development at the applicant's side would result in additional road improvements
continuing on Pinnacle Valley Road, it may create a leapfrog effect causing
development to jump the Little Maumelle River prematurely. Furthermore, infrastructure
costs would be increased and the rural character of the area may decline.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Walton Heights-
Candlewood Neighborhood Association and River Valley Property Owners Association.
Staff has received five comments from area residents. One is in support, three are
opposed to the change and one was neutral.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate because an increase of use intensity in the
area is premature due to the rural character and lack of infrastructure in the area at this
time.
PLANNING COMMISSION ACTION: (JANUARY 20, 2005)
Brian Minyard, City Staff, made a brief presentation to the Commission. Dana Carney
made a presentation of item 22.1 so the discussion could coincide with the discussion
for item 22. See item 22.1 for a complete discussion concerning the Ludwig Long Form
Planned Commercial Development.
Commissioner Mizan Rahman asked what was shown on the land Use Plan to the
south of the application. Mr. Minyard answered PK/OS and SF.
Commissioner Floyd asked if the PK/OS was representative of the floodway or
floodplain. Dana Carney answered that it was floodway.
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January 20, 2005
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: LU05-20-01
Commissioner Rahman asked about the recommendation of the item being premature.
Mr. Minyard responded that staff did think the possible intensity allowed in the Mixed
Use category, was indeed premature.
Mr. Gene Ludwig, the applicant, spoke in favor or the amendment and stated that he
has support of 13 of the 14 contiguous property owners.
Gary Aday, a resident of the area, stated that he would rather have the proposed
development than other things that could go into the area.
Brenda Norwood, a longtime resident of the area, gave a history of the area. She
stated that the quality of life that is enjoyed by the valley residents would suffer with the
proposed development. She continued to speak in opposition to the development.
Christian Harris, an attorney for Mr. George Dyer, a local property owner, spoke that
they no longer were in opposition to the application.
A motion was made to approve the item as presented. The item was denied with a vote
of 11 ayes, 0 noes, and 0 absent.
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