HomeMy WebLinkAboutminutesFebruary 28, 2008
ITEM NO.: D
Name: Land Use Plan Amendment - Pinnacle Planning District
Location: The present terminus of Valley Ranch Drive
Request: Single Family to Office and Low Density Residential
Source: Mr. Ed Willis, FC Grass Farms Partnership
PROPOSAL / REQUEST:
FILE NO.: LU08-20-01
A Land Use Plan amendment in the Pinnacle Planning District from Single Family to Office and
Low Density Residential. Office represents services provided directly to consumers as well as
general offices that support more basic economic activities. Low Density Residential provides a
broad range of building types including single family attached, single family detaches, duplex,
townhome or multi family with a density of between six and ten dwelling units per acre. The
applicant has applied for a rezoning from R-2 to 0-3 General Office District.
EXISTING LAND USE AND ZONING:
The property is currently zoned R-2 Single Family and is 50 acres ± in size. The R-2 Single
Family District extends both north and west of this amendment area and is largely undeveloped
and wooded. Immediately south of the amendment area is zoned 0-3 General Office District
and has a medical office and vacant land. East of this area is zoned MF -18 for a multi family
development and Planned Development Residential for a partially developed attached single
family development. Further south, along Cantrell, is zoned for six different Planned
Commercial Developments for a liquor store, an auto shop, and a few offices. Some of the
frontage on Cantrell is still zoned R-2 Single Family and is occupied by single family residences.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
This area is shown as Single Family on the Future Land Use Plan. The Single Family extends
north, west and east of this application site. As Valley Ranch Drive heads south, the plan
changes from Single Family to Office and then to Business Node along Cantrell. The northwest
corner of Patrick Country Road and Cantrell Road is shown as Public Institutional. The
northwest corner of Valley Ranch and Cantrell is shown as Suburban Office. Business Node is
shown on the plan along Cantrell Road between Valley Ranch Road and Patrick Country Road.
MASTER STREET PLAN:
Valley Ranch Drive is shown as a Local Street on the Plan. The primary function of a Local
Street is to provide access to adjacent properties. Local Streets which are abutted by non-
residential zoning/use or more intensive zoning than duplexes are considered as "Commercial
February 28, 2008
ITEM NO.: D (Cont.
FILE NO.: LU08-20-01
Streets". These streets have a design standard the same as a Collector. This street may
require dedication of right-of-way and may require street improvements for entrances and exits
to the site.
BICYCLE PLAN:
A Class II bikeway is shown along Cantrell Road according to the Master Street Plan bicycle
section. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked
bike lane. Additional paving and right of way may be required.
PARKS:
According to the Master Parks Plan, this area is not located within eight blocks of a city park or
open space.
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:
This application is proposing to amend approximately 50 acres of Single Family currently shown
on the Future Land Use Plan to Office and Low Density Residential. This amendment would
basically extend the existing Office further north approximately 150 feet and change a 40+ -acre
area from Single Family to Low Density Residential. The application is located in west Little
Rock at the present terminus of Valley Ranch Drive. Over the last few years, Valley Ranch
Drive has been developing into an office park. This application can be seen as an extension of
the previously approved rezoning for the other 0-3 in the area.
In the past four years there have been sixteen permits issued for new Office buildings in this
census tract. Of these sixteen permits, two were located on Valley Ranch Drive. While there
does seem to be a large amount of Office already shown in this area, these numbers show a
demand for more Office uses in the census tract and general vicinity. While there are several
hundred acres of undeveloped Single Family shown on the Land Use Plan north of this area,
there is no Low Density Residential shown in the near vicinity. The closest parcel shown as
Low Density Residential is over one mile west of this location on the south side of Cantrell Road
and west of Highway 300 and that is less than 6 acres. There seems to be a need for additional
LDR for this area.
E
February 28, 2008
ITEM NO.: D (Cont.) FILE NO.,_. LU08-20-01
North of this application area will remain Single Family on the Future Land Use Plan. Staff feels
this amendment would be appropriate with the Low Density Residential to provide a buffer
between the Office and Single Family. The land immediately north of this application site is still
zoned R-2 single family and shown as Single Family on the Future Land Use Plan. The
proposed Low Density Residential area would protect future Single Family developments while
still allowing for more office in the immediate future and provide other housing options besides
just Single Family and Multi Family for this area.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Aberdeen Court POA and
Maywood Manor. Staff has received no comments from area residents.
STAFF RECOMMENDATIONS
Staff believes the change is appropriate.
PLANNING COMMISSION ACTION: (FEBRUARY 28, 2008)
The item was placed on the consent agenda for approval. By a vote of 9 for and 0 against the
consent agenda was approved.
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Case: LU08-20-01 N
Location: present terminus Valley Ranch Dr.
SF to O and LDR
Ward: 5
PD: 20 0 300 600 Feet
CT: 42.05
TRS: T2N R14W 14