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Home My WebLink Aboutstaff reportMarch 15, 2012 ITEM NO.: 2 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. March 15, 2012 ITEM NO.: 2 Cont.) 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. 2 March 15, 2012 ITEM NO.: 2 (Cont. 12I1Wki:•]wW1yIlW41X1 r 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. 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. ANAI YSIS- 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. 3 March 15, 2012 ITEM NO.: 2 (Cont.) FILE NO.: LU12-20_01 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. 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. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. 4 M4 Limits 0 RL I$] 7-61 rim C 11,14 N C Ob IC Land Use Plan Case: LU20-12-01 N Location: Between Chenal Parkway and The Divide Parkway Ward: 5 PD: 20 0 175350 700 Feet CT 42.05 TRS: T2N R14W15 J, , E, <3 , 4� -t M4 Limits 0 RL I$] 7-61 rim C 11,14 N C Ob IC Land Use Plan Case: LU20-12-01 N Location: Between Chenal Parkway and The Divide Parkway Ward: 5 PD: 20 0 175350 700 Feet CT 42.05 TRS: T2N R14W15 r i r-jtv Limits I 03 R2 Fd '------------------' 03 lip V�WGMEMN Area Zoning Im Case: LU12-20-01 N Location: Between Chenal Parkway and The Divide Parkway Ward: 5 PD: 20 0 175350 700 Feet CT. 42.05 TRS: T2N R14W15