HomeMy WebLinkAboutminutesFebruary 3, 2005
ITEM NO.: 13 FILE NO.: LU05-20-02
Name: Land Use Plan Amendment - Barrett, Pinnacle, Chenal and River
Mountain Planning Districts
Location: Highway 10 between Morgan Cemetery Road and Black Street in
west Little Rock.
Request: Various Changes
Source: Planning Staff at the request of the Board of Directors
PROPOSAL/REQUEST:
Land Use Plan amendments in the Barrett, Pinnacle, Chenal and River Mountain
Planning Districts representing various changes to reflect existing zoning,
existing land uses, and sound planning principles. The Highway 10 Land Use
Review was initiated upon request of the Board of Directors and is intended to
address specific demand for uses in specific locations and identify appropriate
locations for different uses between Pankey and the Joe T. Robinson School's.
#1: Single Family to Suburban Office at the northwest corner of Highways 10
and 300 to create a buffer between the large Commercial area shown at
Highway 10 and Chenal Parkway and the surrounding Single Family and Public
Institutional.
#2: Public Institutional to Low Density Residential located on the south side of
Highway 10 and west of Highway 300 to recognize that the area will no longer be
a Public Institutional use, provide a step down in intensity from surrounding uses,
and signify a different development style allowing diversity in the housing stock.
#3: Public Institutional to Single Family located south of the Highway 10 and
Highway 300 intersection to be more in character with the Single Family uses to
the east and south, the Public Institutional use to the west and the proposed Low
Density Residential to the north.
#4: Public Institutional, Neighborhood Commercial, and Single Family located
southwest of the Highway 10 and 300 intersection to Suburban Office to allow for
quiet office development in this section of Highway 10.
#5: Park/Open Space to Commercial paralleling Highway 10 and Chenal
Parkway, southwest of the Chenal Parkway intersection, to reflect adjacent land
uses since the Highway 10 Scenic Corridor Overlay District facilitates the intent
of the Park / Open Space..
#6: Park/Open Space to Commercial, paralleling Highway 10 northwest of the
Chenal Parkway intersection, to recognize adjacent land uses since the Highway
10 Scenic Corridor Overlay District facilitates its intent.
#7: Public Institutional, and Park/Open Space to Single Family located
southeast of Chenal Parkway and Northfield Drive to recognize existing
conditions.
February 3, 2005
ITEM NO.: 13 (Cont.
FILE NO.: LU05-20-02
#8: Park/Open Space and Single Family to Commercial paralleling Highway 10
northeast of the Chenal Parkway intersection to recognize adjacent land uses
and since the Highway 10 Scenic Corridor Overlay District facilitates the intent of
the Park / Open Space.
#9: Park/Open Space to Commercial paralleling Highway 10 and Chenal
Parkway southeast of the Chenal Parkway intersection to recognize adjacent
land uses and since the Highway 10 Scenic Corridor Overlay District facilitates
the intent of the Park / Open Space.
#10: Park/Open Space to Suburban Office located southeast of Chenal Parkway
and Northfield Drive to recognize adjacent land uses.
#11: Single Family to Public Institutional located in the 19000 block of highway
10 to recognize existing conditions of the Bible Church.
#12: Single Family to Public Institutional located in the 19000 block of highway
10 to recognize existing conditions the Little Rock Christian Academy.
#13. Mixed Office Commercial to Commercial to recognize existing conditions.
#14: Single Family to Public Institutional located northwest of Ranch Drive and
Ranch Boulevard to recognize existing conditions.
#15. Mixed Office Commercial to Office to recognize existing conditions.
#16: Transition to Single Family located between the existing Park/Open Space
west of Katillus Road and including the Montagne Subdivision to recognize
existing conditions and provide for residential development.
#17: Transition to Suburban located northeast of the Katillus Road and Highway
10 intersection to create a buffer between the large Office and Commercial node
(The Ranch) and the less intense Transition area.
#18: Transition to Mixed Office Commercial located on the north side of
Highway 10 west of Pinnacle Valley Road to recognize existing conditions.
The Suburban Office category provides for low intensity development of office or
office parks in close proximity to lower density residential areas to assure
compatibility. A Planned Zoning District is required. Low Density Residential
accommodates a broad range of housing types including single family attached,
single family detached, duplex, town homes, multi -family and patio or garden
homes. Any combination of these and possibly other housing types may fall in
this category provided that the density is between six (6) and ten (10) dwelling
units per acre. Single Family provides for single-family homes at densities not to
exceed 6 dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than 6
units per acre. Park/Open Space includes all public parks, recreation facilities,
greenbelts, flood plains, and other spaces designated as open space and
recreational land. Commercial 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. Public Institutional represents public and quasi -public
facilities that provide a variety of services to the community such as schools,
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February 3, 2005
ITEM NO.: 13 (Cont.
LE NO.: LU05-20-02
libraries, fire stations, churches, utility substations, and hospitals. The Office
category represents services provided directly to the consumers (e.g. legal,
financial, medical) as well as general offices, which support more basic
economic activities.
These proposed changes are intended to reflect existing conditions and focus
development at several key activity centers by analyzing the Land Use Plan
along Highway 10 between the Morgan Cemetery Road (Joe T. Robinson
Schools) and Black Street (Pankey).
EXISTING DEVELOPMENTS AND ZONING:
The areas under consideration can be separated into three groups because of
three major activity centers within this section of Highway 10:
AREA ONE: Morgan Cemetery Road (Joe T. Robinson Schools) to
Maywood Road (Chenal Parkway Activity Center),.
AREA TWO: Maywood Road to Park/Open Space west of Bella Rosa
(The Ranch Activity Center)
AREA THREE: Park/Open Space west of Bella Rosa to Black Street (Taylor
Loop -Pinnacle Valley Activity Center).
AREA ONE: CHENAL PARKWAY ACTIVITY CENTER
North and east of the Highway 300 and Chenal Parkway intersection is
undeveloped land zoned 0-3 (General Office District). About a tenth of a mile
southeast of the intersection is land zoned MF -18 (Multifamily District) developed
with several apartment buildings and an Easter Seals residential development.
Immediately southeast of the multifamily district is additional undeveloped 0-3
land. South of the Highway 10 and 300 intersection is an area zoned C-1
(Neighborhood Commercial District) developed with several manufactured
buildings, one housing a barbershop. On the northeast corner is land zoned R-2
(Single Family District), developed with a Methodist church, and a CUP for its
operation. West is additional land zoned R-2 with additional CUPs for the
operation of the Joe T. Robinson schools. Southeast of the intersection is R-2
land with several single-family homes, an institutional use (a cooperative
extension homemakers club), and a developing single-family home subdivision.
Southwest of the intersection is land zoned R-2 occupied by a vacant
gymnasium and sports fields with plans to be redeveloped.
Surrounding the intersection of Highway 10 and Chenal Parkway is land zoned
as C-3 (General Commercial District) with the exception of the northwest corner
zoned PCD (Planned Commercial Development) for a gas station. The
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February 3, 2005
ITEM NO.: 13 (Cont.) _ FILE NO.: LU05-20-02
northeast corner is undeveloped. Further north and on the east side of Chenal
Parkway is a mini -storage complex. Additional lands northeast of the
intersection remain mostly undeveloped, with the exception of an electrical
substation and several homes on large lots, all zoned R-2, MF -18, C-3, and 0-3.
The southeast corner is developed with a bank, gas station, and Wal-Mart
Supercenter. The southwest and northwest corner, excluding the PCD, remain
undeveloped. Between existing R-2 and C-3 is a strip of land zoned OS (Open
Space). Further south of the intersection is undeveloped 0-2 (Office and
Institutional District), C-2, and OS zoned land, as well as R-2 developed with
single-family homes. At the western edge of Area One is land zoned R-2 with
separate CUPs for the operation of The Bible Church and the Little Rock
Christian Academy.
AREA TWO: THE RANCH ACTIVITY CENTER
The south side of Highway 10, from Maywood Drive to Norton Road, includes
areas developed with single-family homes and several nonconforming uses
fronting Highway 10 on land zoned R-2. On the north side of Highway 10, at
Valley Ranch Drive, is undeveloped land zoned 0-1 (Quiet Office District) and 0-
3. North and northeast of Norton Road are several PCDs and an area shown as
R-2. This area is developed with several small businesses. On the southeast
corner of Norton Road and Highway 10 is a POD (Planned Office Development)
with a Children's Center. Further to the east are several PCDs for a variety of
commercial activities. On the west side of Patrick County Road at Highway 10 is
an area zoned as R-2 with a CUP fora church. Highway 10 at Chenonceau Blvd
consists of a large area of C-3, 0-2, and 0-1 zoned land. At the southeast
corner is a POD for a retail and office center. South of Highway 10 on
Chenonceau Blvd are undeveloped lands zoned 0-2, 0-3, C-3, and MF -12
(Multifamily District). North of Highway 10 between Ranch Drive and Katillus
Road exist lands zoned C-2, PCD, 0-2, MF -18, 0-3, and R-2, developed with a
mixture of office and commercial buildings including the Family Life, Cingular,
Leisure Arts, a Shell Station, and Izzy's Restaurant. The multifamily east of
Ranch Drive remains undeveloped and the R-2 is partially developed with single-
family homes and a high school with a CUP. Along the north side of Highway 10
from Ranch Drive to Katillus Road is a narrow strip of land zoned OS following
the roadway. The south side of Katillus Road consists of areas primarily zoned
R-2 with several PODs developed with new offices or homes converted into
office uses. The west leg of Taylor Loop Road at Highway 10 is zoned R-2 with
both large lot residential development and single family homes paralleling Taylor
Loop Road. Two homes on Taylor Loop Road have been converted into other
uses and are reflected by land zoned POD and PCD, respectively. North of
Highway 10 at the west leg of Taylor Loop Road remains sparsely developed
due to the nearby flood plain and large lot residential development.
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February 3, 2005
ITEM NO.: 13 Cont.) FILE NO.: LU05-20-02
AREA THREE: TAYLOR LOOP -PINNACLE VALLEY ACTIVITY CENTER
At the western edge of Area 3 the land to the north is zoned R-2 and remains
lightly developed with several single-family homes on large lots. At the
southwest corner of Bella Rosa Drive and Highway 10 is a PCD with Office
Showroom uses and multiple Mini -storage buildings. The southwest corner of
the intersection is zoned R-2 and consists of several single-family homes fronting
Bella Rosa Drive. South of Highway 10 at Seven Acres Drive are properties
zoned POD for several offices and a cellular phone tower. Northwest of Bella
Rosa Drive and Highway 10 is a POD representing a home that has been
converted into an office use. South of Highway 10 and immediately west of the
PODs on Bella Rosa Drive is land zoned OS, representing a floodplain and AF
(Agriculture and Forestry District) for a landscape nursery. An area zoned PR
(Parks and Recreation District) is shown south of Highway 10, southwest and
parallel to Westchester Court, and for an undeveloped community park. Along
Highway 10, and about a tenth of a mile east of Rummel Road, are several
PODs representing a Regions Bank, an'office building, several single-family
homes converted into offices, and a veterinarian. North of the east leg of Taylor
Loop Road and Highway 10 intersection is a PDC (Planned Development
Commercial) and a PCD for a recently constructed Walgreen's and Catfish City
and southwest is a Planned Commercial Development for the David Claiborne
furniture store and the Victorian Garden Restaurant. Immediately west of the
furniture store and restaurant is undeveloped land zoned R-2 bounded by
Westchester Court. South along the east leg of Taylor Loop Road is land zoned
R-2, developed with homes and PODs for uses including offices and a hair
salon. Between the east leg of Taylor Loop Road and Pinnacle Mountain Drive
is an area Zoned C-3 with a hardware store, restaurant, and several small offices
and businesses. Also there are three PLDs, two developed with banks, and one
undeveloped. A PDC exists on the north side of Highway 10 just west of
Pinnacle Valley Road for a restaurant. Also in this section is land zoned R-2
developed with a church and single-family homes. North of the Pinnacle Valley
Drive and Highway 10 intersection, paralleling Pine Mountain Drive, is an area
zoned R-2 and developed with single-family homes. West of Pinnacle Valley
Drive and north of Highway 10 is an area zoned PCD that is currently
undeveloped, while on the south side of Highway 10 is a small area of
undeveloped land zoned R-2, a PCD for a commercial strip center, and an area
zoned C-3 with mini -storage units. Northeast of the Highway 10 and Black Street
intersection is land zoned C-3 and developed with a Sonic Drive In and Kroger
grocery store. The northeast and southwest corners are zoned PCD and
developed with a bank and a liquor store, respectively.
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February 3, 2005
NO.: 13 (Cont.
FILE NO.: LU05-20-02
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
AREA ONE:
On February 17, 2004 five parcels of land were changed in the area of Chenal
Parkway, Highway 10, and Highway 300. This eliminated land shown as Single
Family and added land shown as Office, Commercial, Park/Open Space, and
Multifamily. The reasons for this change were to accommodate future
development and to create an orderly transition of use intensities between
nearby Commercial and Single Family areas.
On January 2, 2002 three changes were made to the Land Use Plan at three
locations in the area. All changes resulted in the loss of Single Family and
resulted in the addition of Commercial north and east of Northfield Road and
Chenal Parkway, Suburban Office south and east of Northfield Road and Chenal
Parkway including the first transmission line easement, and Park/Open Space for
the remainder of the land south and east of Northfield Road between Chenal
Parkway and Aberdeen Subdivision.
On March 6, 2001 a change was made from Single family to Commercial just
east of the Highway 10 and Cantrell Road intersection to accommodate future
commercial development.
Area One is surrounded by an area shown as Single Family with a Commercial
node at the Highway 10 and Chenal Parkway intersection. Along both sides of
Chenal Park way and Highway 10 a Park / Open Space strip is shown. The
southeast section shows land as Park Open Space and as Suburban Office
fronting Chenal Parkway. On the southeast side of this activity node
Commercial, Office and Park Open Space border an area shown as Single
Family. On the northeast edge of Area One are areas shown as Office and
Multifamily to provide a buffer between the adjacent Single Family and
Commercial. On the north side of Chenal Parkway north of Highway 10 is an
area shown as Office and Multifamily. West of Highway 300 is an area shown as
Single Family while the area east of Highway 300 is shown as Office, Public
Institutional, and Park/Open Space to provide an orderly step down from the
more intense Commercial uses. The southwestern edge of this activity node is
shown as Public Institutional.
AREA TWO:
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 to accommodate proposed development.
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February 3, 2005
ITEM NO.: 13 (Cont.) FILE NO.: LU05-20-02
On June 20, 2000 the Mixed Office Commercial located at the northwest and
northeast corner of Highway 10 and Chenonceau Blvd. was amended to
Commercial for future commercial development.
November 16, 1999 a change was made from Single Family to Office at 6400
Patrick County Road which is less than a quarter mile north of Highway 10 and
on the west side of Patrick Country Road.
On October 5, 1999 a change was made from Office to Mixed Office Commercial
northeast of the Highway 10 and Ranch Blvd intersection.
On July 21, 1998 multiple changes were made in the area from Single Family to
Suburban Office and Office to the on the north side of Highway 10 near Valley
Ranch Drive.
North, south, and west of Area Two is shown as Single Family. On the
northwestern edge, areas of Suburban Office and Office are shown. The
northern edges show Multifamily, Mixed Office Commercial, and Office. An area
shown as Commercial is located at the intersection of Chenonceau Boulevard
and Highway 10. An area of Multifamily is shown west of Chenonceau Blvd and
is buffered by from the Chenonceau Commercial area by an area Shown as
Suburban Office. Near the western edge of the site is an area shown as Existing
Business Node and Public Institutional to recognize existing businesses, and a
church, respectively. Between Ranch Drive and Ranch Boulevard the area south
of Highway 10 is shown as Single Family with Suburban Office stretching from
approximately Drew Lane to the Park/Open Space shown just west of Katillus
Road. The northwest corner of Katillus and Highway 10 is shown as
Commercial. West of the Park/Open Space strip and Katillus Road is an area
shown as Transition paralleling Highway 10 to the eastern boundary of study
Area Two.
AREA THREE:
On August 19, 2003 a change was made from Transition to Commercial at
14410 Cantrell Road to accommodate proposed development.
On February 18, 2003 multiple changes were made within the area to recognize
existing conditions. This includes Transition to Suburban Office north of
Highway 10 and west of Rummel Road, Transition to Single Family immediately
south of Highway 10 at the end of Westchester Court, Transition to Commercial
immediately northwest of the Highway 10 / Taylor Loop Road intersection,
Transition to Single Family on Jerry Drive just south of Highway 10, Transition to
Single Family on Highway 10 at Westbury Drive, and Transition to Open Space
at Highway 10 and Ison Creek.
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February 3, 2005
ITEM NO.: 13 (Cont.) FILE NO.: LU05-20-02
On July 17, 2001 a change was made from Single Family to Park / Open Space
at Pankey Park immediately east of the study area to recognize existing
conditions.
At the western edge is a strip Park/Open Space between Bella Rosa Drive and
the west leg of Taylor Loop Road. The western half -mile of Area Three is
generally characterized as an area shown as Transition paralleling Highway 10
with the exception of Park/Open Space on the north side of Highway 10 between
Tully Cove and Rummel Road. South of Highway 10 at Rummel Road are areas
shown as Park/Open Space and as Single Family. West of Rummel Road is
shown as Suburban Office and further west is an area shown Transition.
Southwest of the Rummel Road intersection is additional Land Shown as
Transition. At the east leg of Taylor Loop Road and Highway 10 is a Commercial
node with Commercial shown on all corners. At Jerry Drive, land is shown as
Public Institutional as well as additional land as Transition. West of Pinnacle
Valley Road is additional Park/Open Space following Ison Creek while to the
east is shown as Transition. At the eastern edge is a large area shown as
Commercial on both sides of Highway 10.
MASTER STREET PLAN -
AREA 1: Highway 10 is shown as a Principal Arterial running east and west
through area and is built as a five -lane road east of Highway 300, and as a two-
lane rural highway west of Highway 300. Chenal Parkway is also shown on the
plan as a Principal Arterial south of Highway 10 with special design standards
identified in Ordinance No. 16,682 and 16,652, and shown as a Minor Arterial
north of Highway 10. Highway 300 is shown as a Collector as well as nearby
Chalamont Drive.
AREA 2: Highway 10 (Cantrell Road) is shown as a Principal Arterial running
east and west through area and is built as a five -lane road through this section.
At the western edge of this area there are two proposed Collectors in the Master
Street Plan. One links Patrick County Road to Pinnacle Road and the other
connects Highway 10 to the proposed Patrick County/Pinnacle Roads link at
approximately Maywood Drive. Patrick County Road is not built to standards.
Chenonceau Blvd is shown as a Minor Arterial south of Highway 10 and is built
to Minor Arterial Standards.
AREA 3: Highway 10 is shown as a Principal Arterial running east and west
through area and is built as a five -lane road through this section. Taylor Loop
intersects Highway 10 at two locations on Highway 10. The west leg is shown as
a Collector and not built to standards with a future connection south to Chenal
Valley Drive via La Marche Drive. The east leg is shown as a Minor Arterial with
several half -street improvements connecting with Rahling and Hinson Roads,
also Minor Arterials. The 2003 Bond should fund improvements to Taylor Loop
February 3, 2005
ITEM NO.: 13 (Cont.
FILE NO.: LU05-20-02
Road between Highway 10 and Hinson Road. Another Minor Arterial, Pinnacle
Valley Road, intersects Highway 10 in this area. Pinnacle Valley Road is not
built to Minor Arterial standards and its intersection with Highway 10 is being
reviewed for realignment by the Pulaski County Public Works. At the eastern
edge of the study area is Black Street, which is shown as a Collector and not
built to standards. Black Road will connect with Hinson Road via Old Oak Drive.
South of Highway 10 Black Street is closed due to a failing bridge.
The primary function of a Principal Arterial is to serve through traffic and connect
major traffic generators or activity centers within urbanized areas. The purpose
of a Minor Arterial is to provide connections to and through an urban area, and
the primary function of a Collector Street is to provide a connection from local
streets to arterials.
BIKEWAYS: A Class I Bikeway is shown on Chenal Parkway from Highway 10
to the south, adjacent to the east leg of Taylor Loop Road, and through the
Park/Open Space area west of Westchester Court. A Class I Bikeway is
designed for the sole use of a bicycle and is physically separated from the street.
A Class II Bikeway is shown on Highway 300 between Chenal Parkway and
Highway 10, and on Highway 10 from Chenonceau Blvd. to the west. A Class II
Bikeway is a route designated for the sole use of bicycles but is physically
connected to the roadway. Class III Bikeways are shown on Chenal Parkway
north of Highway 10 to Highway 300, and on Chenonceau Blvd. Class III
Bikeways are designated with signs for bicycle use, but are shared with
motorized vehicles.
According to the Parks and Recreation Master Plan this application is in the
West Little Rock Park Planning District. The Plan identifies a lack of public parks
in west Little Rock and recognizes private neighborhood parks and recreation
facilities as parkland in the west Little Rock area. The review area has several
areas classified as being in a "Neighborhood Service Deficit Area" regarding the
Parks and Recreation Eight Block Strategy. The Eight Block Strategy is
designed to create "a city in a park" providing developments access to a park
within eight blocks. The largest park in this area is Taylor Loop Park, which is a
thirty-five acre community park that is undeveloped.
The Parks and Recreation Master Plan also shows a Potential Greenbelt along
the floodway of Ison Creek running parallel to Pinnacle Valley Road in Area
Three. Any development in the area will need to respect the integrity of the
drainage system located in the 100 -year flood plain of the creek, as well as the
integrity of the Potential Greenbelt shown in the plan.
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February 3, 2005
ITEM NO.: 13 (Cont.
FILE NO.: LU05-20-02
The Parks and Recreation Master Plan does not indicate any new proposed
parks for the area.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The review area generally lies in areas not covered by a Neighborhood Action
Plan. Part of Area Three is covered by the River Mountain Neighborhood Action
Plan. Numerous goals were developed to help protect the quality of life in the
Neighborhood. Goals include: Traffic and Transportation "Ensure safe and
efficient movement of pedestrian, bike and vehicular traffic in, around, and
through the neighborhood," Sustainable Natural Environment, "to conserve and
improve the natural environment for this and future generations so that it will
sustain life, maintain health, and provide an improved quality of life." Parks and
Recreation, "to design spaces that meet both the group and solitary recreational
needs of residents," and Residential Development, "To promote and integrate
community structure and design that provides a unique, healthy, and safe urban
living environment." The underlying concept of these goals is for quality
development to occur in the area. Developments that integrate the community
and provide a mix of uses are a key and could help minimize the effects ad hoc
developments.
ANALYSIS:
AREA ONE:
Generally, Area One is a mixture of rural and suburban activities. In recent years
improvements to Highway 10 and new single-family home development in the
area has created a market for commercial activities. Although convenient to new
residential developments, the location of new businesses and offices in the
overall corridor has pulled some commercial and office activities further west of
Little Rock's central business district, creating additional traffic in the area.
Recent Development of a Wal-Mart Supercenter has acted as a catalyst in the
area. Additional Commercial development is expected to follow which will bring
additional traffic to the area. The primary goal of Area One is to maintain the
existing commercial areas and limit the commercial expansion in the area. At
the intersection of Chenal Parkway and Highway 10 is approximately 100 acres
of land shown as Commercial with just under half developed. Also shown at the
intersection are several areas of Park/Open Space that were intended to
recognize green areas between development and the road ways. Since the
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February 3, 2005
ITEM NO.: 13 Cont. FILE NO.: LU05-20-02
introduction of the Park/Open Space strips alongside the intersection two
Overlay Districts for Highway 10 and Chenal Parkway have been established.
The Overlay Districts require developments to follow strict landscaping
requirements, minimum building setbacks, and limited access to Highway 10 and
Chenal Parkway to allow the roadways to function at an efficient level of service
and help retain the areas scenic quality. The Overlay Districts are accomplishing
the ultimate goals of the Park/Open Space strips and staff feels that their
removal will result in no difference in area development. South of Northfield
Drive, alongside Chenal Parkway is additional Park/Open Space and Staff feels
the removal is appropriate for the same reasons. At the northeast corner of
Highway 10 and Chenal Parkway is an area shown as Single Family that is
surrounded by Commercial and developed with an electrical substation.
Realistically, Single Family development will not occur in that area in the
immediate future due to the substation, and Staff feels that showing the area as
Commercial would be more appropriate because of the adjacent properties.
Currently the cul-de-sac Bouresse Drive, which backs onto Chenal Parkway, is
shown as Public Institutional on the Land Use Plan. Staff feels change #7 is
appropriate to recognize existing conditions on Bouresse Drive.
Changes #2 and #3 are stemmed off of the expired land lease for the Joe T.
Robinson School's Gymnasium and ball fields. The Joe T. Robinson Schools
are now building a new gymnasium and ball fields at a nearby site and
redevelopment of the property is anticipated. Staff believes residential
redevelopment is more appropriate for the site. Area One can be considered as
the western entrance to Little Rock from outlying Pulaski County and Perry
County. Immediately south of Highway 10 are new single-family developments
that have recently occurred which might result in additional demand for quiet
office uses to compliment the Commercial and Office shown in the area. In the
area, 40 acres are shown as Office that has not been developing. Staff believes
that the large areas of Office are still appropriate and will develop in the future
when the demand is greater. Since this area is growing, new development tends
to be located near the Arterials for visibility and convenience reasons. Utilizing
the smaller parcels of land alongside Highway 10 and the intersection of
Highways 300 and 10 will provide this exposure for small developments and will
provide quality, limited access developments through the Planned Zoning District
requirement. The Suburban Office designation is a compatible and similar type
use for the Public Institutional at the corner of Highways 300 and 10. Change #2
shows Low Density Residential adjacent to the school to separate it from the
Suburban Office uses. The Low Density residential Category is also intended to
allow a different style developments in the area. In the Highway 10 study area,
few areas are identified as Low Density Residential. Within the Low Density
Residential category development can range from six to ten units per acre. This
type of land use designation can encourage patio home or innovative
development. Current development in the area has resulted in multiple
subdivisions consisting of single family home development on lots over 7000
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February 3, 2005
ITEM NO.: 13 (Cont.
FILE NO.: LU05-2
square feet and several multi family developments. The Low Density
Residential classification will allow for a variation of area housing styles and
allow for the construction of smaller homes, which can result in home ownership
possibilities for more people.
Also, since properties in Area One are in the Highway 10 and Chenal Parkway
Overlay Districts, entrances and exits to individual sites will be limited to prevent
impedance of traffic on the Principal Arterials. Concentrating the most intense
uses and highest trip generators at the intersection will allow for minimal access
points on the major roads. Since the Commercial areas are large, internal
circulation and driveway sharing can be encouraged. Furthermore, Central
Arkansas Transit Route 25 (Highway 10 Express) serves the Highway 10 and
300 areas daily. Development and intensity should be designed to relate to
mass transit and future connections on Highway 10.
At the eastern edge of Area One are two large institutional uses, The Bible
Church and Little Rock Christian Academy encompassing 70 acres on land
shown as Single Family. Staff recognizes the importance of the institutional uses
and feels that it is best to recognize the church and school areas as Public
Institutional. This representation would more accurately depict their influence,
and the influence of adjacent development in the near their property. The Public
Institutional will also define a step down in intensity between the Commercial
activities at Chenal Parkway and Highway 10 and the adjacent Single Family
uses.
AREA TWO:
Area Two features several different land uses that are developed in different
styles. West of Patrick Country Road on Highway 10 is an Existing Business
Node featuring established businesses that were developed in a pattern
consistent with the once rural highway. Uses in the Existing Business Node
generally are not in compliance with the Highway 10 Overlay requirements
because their construction pre-existed the Highway 10 Design Overlay
Ordinance and extraterritorial jurisdiction, and have various setbacks and
building styles that make it unique to the area. Staff feels that any change in the
Existing Business Node at this time could be premature and change and
conformance will come as the area redevelops.
East of Patrick Country Road is predominately new growth in "The Ranch"
development. The 1999 Ranch Development Agreement, Ordinance 18,106,
defined development guidelines relating to Office, Commercial, Multifamily,
Public Institutional, and Single Family development for the area. The Ordinance
states that the maximum amount of straight commercial zoning between
Highway 10 and the railroad tracks to the north will be 63.2516 acres unless
approved by the Board of Directors. Over the last six years development
ifpa
February 3, 2005
ITEM NO.: 13 (Cont.
FILE NO.: LU05-20-02
patterns have strayed from the original site plan and have resulted in multiple
large office buildings at the eastern edge and creation of a Commercial Node at
the intersections of Chenonceau and Ranch Boulevards with Highway 10.
Presently the amount of Commercial zoning in the area, including PCDs, equals
76 acres. However, only 56 acres is zoned straight commercial (C-2 or C-3), of
which 33 acres is shown as Commercial on the Land Use Plan. Staff believes
that change #13 will more accurately depict the amount of Commercial in the
Area, and will better illustrate a Commercial node at the Chenonceau Blvd and
Ranch Drive Highway 10 intersections. Change #15 is similar in concept to #13,
but reflects the large blanket of 0-3 zoning in the Mixed Office Commercial area.
This property is developed with large office buildings and is anticipated to remain
as predominately an office use. Any commercial activities that occur in the
Office area will be limited to the 10% insularly use allowed per the office zoning.
The result is that Mixed Office Commercial area will be reduced to 20 acres from
the presently shown 60 acres, to better reflect existing zoning and the planned
developments that contain a mixture of office and commercial. North on Ranch
Drive is a large private school with future plans for expansion. Change #14 is
intended to recognize the school and how the potential of influencing by
surrounding land uses.
In Area Two multiple new developments have been changing the once rural
countryside into a somewhat suburban landscape. South Katillus Road is now
becoming a main entrance to some of the most recent residential subdivisions.
At this time at least 60 new lots have been created and have access off of
Katillus Road, which translates to at least 600 trips daily. The new single family
development, such as, Cheveaux Court to the west, Montagne Court, and Valley
Falls Estates, and several recent small subdivisions in Area Two, have shown a
desire for single family growth south of Cantrell Road. In this area, any intense
development on the south side of Highway 10 could harm residential
development in the area. Montagne Court has been developing immediately
behind several of the older homes facing Cantrell Road that have been
converted into office uses. The development pattern in the Transition area and
its current intensification is proving to be compatible with nearby neighborhoods.
Change #16 is proposed to acknowledge Montagne Court, the adjacent area's
single family potential, and reiterate compatible development in a Transition
area.
AREA THREE:
Staff looked at the Transition area between Rummel Road and Pinnacle Valley
Road to see what non-residential activities could be supported and what non-
residential activities have appeared with respect to adjacent land uses.
Identified within the Transition area between the two roads were several PCDs
and office uses. Since 1999 numerous changes have occurred in the Land Use
Plan in Area Three from Rummel Road to Interstate 430, predominately
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February 3, 2005
ITEM NO.: 13 (Cont.) FILE NO.: LU05-20-02
conversion of Transition to other land use categories. In Area Three two
Commercial Nodes have expanded from approximately 36 acres to
approximately 51 acres, a 40 percent increase. Originally a Transition area
separated the commercial areas. Over time, increased pressure to rezone for
commercial uses has been brought to the Planning Commission and the Board
of Directors. Over time applicant's proposals for Planned Commercial
Developments were approved and have resulted in expansion of the Commercial
areas towards one another and the introduction of non -conforming PCDs within
the Transition area between Taylor Loop Road's east leg and Black Street.
Change #18 is intended to recognize the existing PCDs and the mixture of office
and commercial uses that are occurring in the general area on the north side of
Highway 10 and recognize that these once separate commercial nodes have
begun to function harmoniously. Planning Staff intends on encouraging light
office, residential, and multifamily developments consistent with the Transition
Land Use category to prevent expansion of Commercial Activities west of Taylor
Loop (east leg) and east of Pinnacle Valley Road. Staff feels that the small
distance between the two nodes can intensify slightly, but as to not define a
center of a new, large, Commercial Node. The Taylor Loop (east leg) and
Pinnacle Valley Road Nodes have evolved into a unique system on Highway 10
that works together as one quasi -node with no defined center. The nucleus of
the quasi node is made of lower intensity office and commercial uses, which
depend on the adjacent commercial nodes, similar to a shopping center.
NEIGHBORHOOD COMMENTS:
Staff mailed requests for comments to major landowners and neighborhood
associations on September 8, 2004 during early stages of our review. Staff then
mailed requests for comments from all affected landowners and neighborhood
associations on November 16, 2004. At the time of filing, Staff mailed a notice
that included a map of the entire area that is being considered in this application
to all previous recipients and to all of the following neighborhood associations:
Aberdeen Court Property Owners Association, Bayonne Place Property Owners
Association, Du Quesne Place Property Owners Association, Johnson Ranch
Neighborhood Association, Margeaux Place Property Owners Association,
Maywood Manor Neighborhood Association, Pankey Community Improvement
Association, Pinnacle Neighborhood Association, Secluded Hills Property
Owners Association, Walton Heights-Candlewood Neighborhood Association,
Westbury Neighborhood Association, and Westchester/Heatherbrae Property
Owners Association.
Since the introduction of this Land Use Plan Amendment Staff has received 49
comments from area residents that resulted in the proposed amendment. Eight
people responded to the final amendment package. One was in support, none
were opposed and seven were neutral. Two comments requested an area of
Single Family be shown at the Highway 10 and west leg of Taylor Loop Road
14
February 3, 2005
ITEM NO.: 13 (Cont.
Intersection.
STAFF RECOMMENDATIONS:
FILE NO.: LU05-20-02
Staff believes the change is appropriate to recognize existing conditions and
provide for sound growth in the area.
PLANNING COMMISSION ACTION:
(FEBRUARY 3, 2005)
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 9 ayes, 0 noes
and 2 absent.
061