HomeMy WebLinkAboutBoard of Directors itemsOFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
APRIL 17 2012 AGENDA
Subject
Action Required
Approved By
LU12-20-01, Land Use
between Chenal Parkway and the Divide Parkway in the
Plan Amendment in the
Ordinance
FISCAL IMPACT
Pinnacle District changing
Resolution
Staff recommends approval. The Planning Commission
an area from Residential
Approval
Low Density to Residential
Information Report
The Maywood Manor, Duquesne Place, Aberdeen and the
Medium Density.
Submitted By:
Planning and Development Bruce Moore
SYNOPSIS
Amending the Plan to change approximately 34 acres from
Residential Low Density to Residential Medium Density
between Chenal Parkway and the Divide Parkway in the
Pinnacle District.
FISCAL IMPACT
None
RECOMMENDATION
Staff recommends approval. The Planning Commission
voted 10 for 0 against and 1 absent to recommend approval
at their March 15, 2012 meeting
CITIZEN
The Maywood Manor, Duquesne Place, Aberdeen and the
PARTICIPATION
Coalition of West Little Rock Neighborhoods were
notified of the amendment. The Planning Commission
held a public hearing on the issue on March 15, 2012.
BACKGROUND
The closest area of Residential Medium Density is
immediately east of Joe T. Robinson High School three
quarters of a mile to the southeast. It is approximately
6 acres and is currently undeveloped. The next closest area
of Residential Medium Density is at the intersection of
Cantrell and Ferndale Cutoff, two miles away and has a
BACKGROUND
CONTINUED
total of 41 acres located on both sides of Cantrell.
The next closest area after that is at Ferndale Cutoff and
Denny Road more than two and one-half miles away to the
southwest with 62 acres. The latter of these two areas are
underdeveloped with single family houses on the sites.
Also all three of those areas mentioned are outside the city
limits, so infrastructure has not been provided to those
areas. In general, there is a shortage of Residential Medium
Density in the area because of the lack of infrastructure to
the three areas outside the city limits.
This application is adjacent to a major node of
non-residential uses. Residential Medium Density could
provide housing for those individuals that work locally or
in the Cantrell Road corridor.
Two areas of Residential High Density border the site and
are developed as multifamily. Of those areas of
Residential High Density within one and one half mile,
two of the three are being developed as multifamily. The
site at Valley Ranch and Patrick Country Road is being
partially developed with a nursing home. While there are
areas of higher density in the area, this category would
serve a different market than the Residential Medium
Density uses would.
There is an express CATA bus route that serves this area.
The #25 Pinnacle Mountain Express that extends from
Roland to downtown has a stop at Highway 10 and Chenal.
This application would mean the loss of 34 acres of
Residential Low Density. Demand over past few years for
single family homes and other residential uses in
Residential Low Density has fallen off and is still below
norms established before the housing boom. With this
proposed change, there is still an ample supply of
Residential Low Density in the general area to supply the
need at normal to heavier demand.
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FILE NO.: LU12-20-01
Name: Land Use Plan Amendment - Pinnacle Planning District
Location: The Divide Parkway
Request: Residential Low Density to Residential Medium Density
Source: Tim Daters, White Daters
PROPOSAL / REQUEST:
Land Use Plan amendment in the Pinnacle Planning District from Residential
Low Density to Residential Medium Density. This category 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 twelve (12) dwelling units per
acre. The owner plans to develop the property as multi -family.
EXISTING LAND USE AND ZONING:
The property is undeveloped (wooded) and currently zoned R-2 and is 34 acres ±
in size.
Immediately south of the application area on Chenal Parkway is 12± acres of
C-3 CUP for mini -storage. Northeast of that property is 9± acres of undeveloped
0-3 land. Continuing along Chenal Parkway to the north west is 12± acres of
MF -18 property built for apartments. West of it is 26± acres of undeveloped 0-3
land. Directly west and north of the project area is land zoned R-2 in large tracts
that is undeveloped. Next to the site on the east is 19± acres zoned MF -18 that
is under construction as apartments.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
Many changes have been made to the Future Land Use Plan in the area as well
as the Cantrell corridor. The following are the latest of those changes in the
immediate vicinity.
April 5, 2005, multiple changes were was made along Cantrell Road from the
Pinnacle Valley Road intersection to Highway 300. In this vicinity, PK/OS and
Single Family that bordered Chenal And Cantrell was changed to Commercial
three -eights of a mile southeast of the site. Areas from Single Family were
changed to Public Institutional to the five -eights of a mile east of the application.
FILE NO.: LU12-20-01
February 17, 2004, multiple changes were made from Office and Single Family to
Commercial, from Single Family to Multi -Family, Single Family to Office, and
Single Family to Commercial to the southeast of the site with some changes
abutting that application and some up to one-half mile away.
January 20, 2004, a change from Single Family to Commercial at 19240 Cantrell
Road one-quarter mile to the southeast.
July 21, 1998, a change was made from Single Family to Office at the
intersection of Chenal Parkway and Highway 300 bordering the application to the
west.
There is a large amount of Commercial (in excess of 110 acres) is located at the
intersection of Cantrell and Chenal Parkway. Proceeding north of the
Commercial on Chenal Parkway on property that abuts the southern border of
the application area are three areas of Office and High Density Residential
(respectively, 27± acres and 16± acres.) Proceeding north of the Commercial on
The Divide Parkway, there is one area each of Office (8± acres) and High
Density Residential (14± acres). The proposed change to Residential Medium
Density would abut the two area of Residential High Density.
To the north and west of the application is all Residential Low Density.
MASTER STREET PLAN:
The Divide Parkway is shown on the Master Street Plan as a Local Street. It is
build to varying standards in two, three, and four lane sections. It intersects
Cantrell Road, a Principal Arterial, on the southeast and intersects Chenal
Parkway, a Minor Arterial, on the northeast.
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 Streets". These streets
have a design standard the same as a Collector.
BICYCLE PLAN:
Class I - A Class I bikeway is built separate from or alongside a road. Additional
paving and right of way may be required. A Class I is shown along Cantrell
Road and on Chenal Parkway south of Cantrell.
Class II - 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. A
Class II is shown along Highway 300.
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FILE NO.: LU12-20-01 (Cont.
Class III - 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. A Class III is shown along Chenal Parkway north of Cantrell.
PARKS:
According to the Master Parks Plan, this property is not within eight blocks of a
park facility; it is in a service deficit area. It is approximately two miles from
Pinnacle Mountain State Park and approximately three miles from Taylor Loop
Park, a city park.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
ANALYSIS:
This application for a change from Residential Low Density to Residential
Medium Density for the development of multi -family housing is currently an
undeveloped tract of land.
The closest area of Residential Medium Density is immediately east of Joe T.
Robinson High School three quarters of a mile to the southeast. It is
approximately 6 acres and is currently undeveloped. The next closest area of
Residential Medium Density is at the intersection of Cantrell and Ferndale Cutoff,
two miles away and has a total of 41 acres located on both sides of Cantrell. The
next closest area after that is at Ferndale Cutoff and Denny Road more than two
and one-half miles away to the southwest with 62 acres. The latter of these two
areas are underdeveloped with single family houses on the sites. Also all three
of those areas mentioned are outside the city limits, so infrastructure has not
been provided to those areas. In general, there is a shortage of Residential
Medium Density in the area because of the lack of infrastructure to the three
areas outside the city limits.
This application is adjacent to a major node of non-residential uses. Residential
Medium Density could provide housing for those individuals that work locally or in
the Cantrell Road corridor.
Two areas of Residential High Density border the site and are developed as
multifamily. Of those areas of Residential High Density within one and one half
mile, two of the three are being developed as multifamily. The site at Valley
Ranch and Patrick Country Road is being partially developed with a nursing
home. While there are areas of higher density in the area, this category would
serve a different market than the Residential Medium Density uses would.
3
FILE NO.: LU12-20-01 (Cont.
There is an express CATA bus route that serves this area. The #25 Pinnacle
Mountain Express that extends from Roland to downtown has a stop at Highway
10 and Chenal.
This application would mean the loss of 34 acres of Residential Low Density.
Demand over past few years for single family homes and other residential uses
in Residential Low Density has fallen off and is still below norms established
before the housing boom. With this proposed change, there is still an ample
supply of Residential Low Density in the general area to supply the need at
normal to heavier demand.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Maywood Manor,
Duquesne Place, Aberdeen and the Coalition of West Little Rock Neighborhoods.
Staff has received one comment from a neighborhood association in opposition
to the request.
TAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
PLANNING COMMISSION ACTION: (MARCH 15, 2012)
The item was placed on the consent agenda for approval. By a vote of 10 for,
0 against and one absent the consent agenda was approved.
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ORDINANCE NO.
AN ORDINANCE TO AMEND THE CITY LAND USE PLAN
(16,222) IN THE PINNACLE PLANNING DISTRICT
(LU12-20-01) FROM RESIDENTIAL LOW DENSITY TO
RESIDENTIAL MEDIUM DENSITY; AND FOR OTHER
PURPOSES.
WHEREAS, 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 an area of Residential Low Density between Chenal
Parkway and Divide Parkway be amended to Residential Medium Density.
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 AS TO FORM:
City Attorney
APPROVED:
Mayor
91
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