HomeMy WebLinkAboutBoard of Directors itemsINFORMATION RELATIVE TO PLANNING COMMISSION BUSINESS
FOR THE LITTLE ROCK BOARD OF DIRECTORS MEETING ON
January 2, 2002
A Land Use Plan Amendment # LU01-19-06 in the Chenal Planning
District at the southwest corner of Cantrell Road and Chenal Parkway.
ITEM N0.#
Planning
Staff
Recommends: ADDroval
Planning
Commission
Recommends: Aanroval
Right -of -Way
Issues: N/A
Vote: 7. Ayes 3 Noes 1 Absent 0 Abstention
A Land Use Plan Amendment # LU01-14-01 and LU01-15-01 in the Geyer Springs
East and Geyer Springs West Districts at multiple locations.
ITEM N0.#
Planning
Staff
Recommends:
Planning
Commission
Recommends: Aanroval
Right -of -Way
Issues:
Vote: 10 Ayes 0_ Noes 1 Absent 0 Abstention
ITEM N0.#
Planning
Staff
Recommends:
Planning
Commission
Recommends:
Right -of -Way
Issues:
Vote: _ Ayes _ Noes _ Absent _ Abstention
OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
January 2, 2002 AGENDA
Subject
Land Use Plan Amendment —
Chenal Planning District -
LU01-19-06 at Chenal
Parkway and Cantrell Road
Action Required
4Ordinance
Resolution
Approval
Information Report
Cy Carney
City Manag(
SYNOPSIS
Land Use Plan amendments in the Chenal Planning District
from Single Family to Commercial, Suburban Office and
Park/Open Space for future commercial and office
development.
FISCAL IMPACT
N/A
RECOMMENDATION
Planning Staff recommends approval. Planning Commission
recommended approval on November 29, 2001 (7-3-1 in favor).
CITIZEN
Notices were sent to the following neighborhood associations:
PARTICIPATION
Aberdeen Court Property Owners Association, Bayonne Place
Property Owners Association, Carriage Creek Property Owners
Association, Eagle Pointe Property Owners Association, Glen
Eagles Property Owners Association, Hillsborough Property
Owners Association, Hunters Cove Property Owners
Association, Hunters Green Property Owners Association,
Johnson Ranch Neighborhood Association, Marlowe Manor
Property Owners Association, and St. Charles Property Owners
Association.
BACKGROUND
The amended application makes a request for three different
land use changes. The first amended request is a land use
change from Single Family to Commercial. The western area is
from the original application and the eastern area is expanded.
The second amended request is for a land use change from
Single Family to Suburban Office and is located on the east side
of Chenal Parkway and immediately south of the original
BACKGROUND
CONTINUED
application area. The Suburban Office category shall provide
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. The third
amended request is for a land use change from Single Family to
Park/Open Space and is located southeast of the original
application area. The proposed Park/Open Space consists of a
hilltop located between the two large electrical transmission
lines. To the east are the houses located in Aberdeen Court
The amended application is bounded on three sides by areas
shown as Single Family. A strip of Park/Open Space is shown
on both sides of Chenal Parkway and at the intersection of
Chenal and Cantrell Road. The land at all four corners of
Chenal and Cantrell is shown as Commercial. An area
southwest of the original application at the end of Bouresse
Drive is shown as Single Family.
The zoning of the amended application is split between C-3
General Commercial at the Chenal Parkway/Cantrell Road
intersection and R-2 Single Family to the south along Chenal
Parkway.
The proposed zoning is 0-2, Office and Institutional District,
for the area proposed to be Suburban Office. The request for
Suburban Office would provide a transition between the more
intense uses at the Chenal / Cantrell intersection and the
surrounding less intense uses along Chenal Parkway.
The request for Park/Open Space would serve as a buffer
between the uses of Commercial and Suburban Office to the
west and the Single Family uses in the Aberdeen Court area
located to the east. The request for Park/Open Space would
also correspond with the applicant's desire to buffer the
Aberdeen Court Property Owners Association with 14.26 acres
of OS Open Space zoning. This application would preserve the
forested hilltop through the PK/OS and OS zoning. 6.0 acres of
the area consists of utility transmission lines along the eastern
boundary.
Staff believes the changes are appropriate since they allow for a
better transition from commercial to single family than the
current plan in an area with several constraints most notably
two major power transmission lines.
FILE NO.: LU01-19-06
Name: Land Use Plan Amendment - Chenal Planning District
Location: East side of Chenal Parkway about 570 feet south of
Cantrell Road.
Request: Single Family to Commercial
Source: James T. Berry
PROPOSAL / REQUEST:
Land Use Plan amendment in the Chenal Planning District from
Single Family to Commercial. The Commercial category 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 they serve. The applicant wishes to develop the
property for commercial uses.
EXISTING LAND USE AND ZONING:
The property is vacant land currently zoned R-2 Single Family
and is approximately 5.0+ acres in size. All of the surrounding
property is vacant land. The land to the north is zoned C-3
General Commercial while the land to the east and south is zoned
R-2 Single Family. The land to the west is zoned C-2 Shopping
Center and C-3 General Commercial.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On March 6, 2001 a change was made from Single Family to
Commercial at the 19900 Block of Highway 10 about 1/3 of a mile
Northwest of the applicant's property.
On June 20, 2000 a change was made from Mixed Office Commercial
to Commercial at the 17800 - 17900 blocks of Cantrell Road about
1 mile East of the site in question.
On November 16, 1999 a change was made from Single Family to
Office at 6400 Patrick Country Road about 1 mile Northeast of
the application site.
On October 5, 1999 a change was made from Office to Mixed Office
Commercial on Cantrell Road at Patrick Country Road about 1 mile
East of the area under review.
On July 21, 1998 a change was made from Single Family to Single
Family, Office and Multi -Family at 18600 Cantrell Road about 2/3
of a mile East of the area in question.
FILE NO.: LU01-19-06 (Cont.
On July 21, 1998 a change was made from Single Family to Office
at Chenal Parkway and State Highway 300 about :h of a mile
Northwest of the amendment area.
On April 15, 1997 a change was made from Single Family, Office,
and Existing Business Node to Public Institutional, Suburban
Office and Multi -Family at Cantrell and Patrick Country Road
about 1/10 of a mile Northeast of the property in question.
The applicant's property is shown as Single Family on the Future
Land Use Plan. The property to the north is shown as
Commercial. The property to the east and south is shown as
Single Family. The property to the west is shown as Public
Intuitional and Commercial. There is a strip of Park/Open Space
shown on both sides of Chenal Parkway.
MASTER STREET PLAN:
The Master Street Plan shows
Arterial. A Class I Bikeway
Parkway linking Bowman Road
development of this property
improvements.
PARKS:
Chenal Parkway as a Principal
is shown for this portion of Chenal
o State Highway 10. Any
will be subject to half street
There are no parks or open spaces shown on the 2001 Little Rock
Parks and Recreation Master Plan that would be affected by this
amendment.
City Recognized Neighborhood Action Plan:
The applicant's property lies in an area not covered by a city
recognized neighborhood action plan.
ANALYSIS:
The applicant's property lies in a developing area near the
Highway 10 Design Overlay District. Even thought the
applicant's property is not located in the overlay district,
development of the applicant's property will be affected by the
strip of Park/Open Space located on both sides of Chenal
Parkway. The strip of Park/Open Space on Chenal Parkway is
directly connected to the strip of Park/Open Space on State
Highway 10 at the Chenal Parkway / Highway 10 intersection.
There is a desire shown by the Plan to bring the Overlay front
yard landscape and setback concepts down Chenal Parkway.
2
FILE NO.: LU01-19-06 (Cont.)
A combined total of 46.80+ acres of vacant land shown as
Commercial already forms a node at the Chenal Parkway / Highway
10 intersection. The convenience store located at the northwest
corner of the intersection is the only developed commercial use
in the area while the remainder of the land shown as Commercial
remains vacant. The vacant land shown as Commercial
demonstrates a lack of demand for Commercial uses at the Chenal
Parkway / Highway 10 intersection. The need for new land shown
as Commercial at this location has not been demonstrated.
This application would expand the availability of land shown as
Commercial adjacent to land shown as residential without making
provision for a buffer between incompatible uses. A change to
Commercial would allow zone changes that would not require
dialogue between the applicant and city staff that would result
from the site plan process required by Planned Development
applications. The zone changes that might result from this
application would not require the provision of a buffer between
the incompatible uses of Commercial and Single Family.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:
Aberdeen Court Property Owners Association, Bayonne Place
Property Owners Association, Carriage Creek Property Owners
Association, Eagle Pointe Property Owners Association, Glen
Eagles Property Owners Association, Hillsborough Property Owners
Association, Hunters Cove Property Owners Association, Hunters
Green Property Owners Association, Johnson Ranch Neighborhood
Association, Marlowe Manor Property Owners Association, and St.
Charles Property Owners Association. Staff has received no
comments from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate. There appears to
be abundant undeveloped commercial land in this area.
PLANNING COMMISSION ACTION:
(OCTOBER 18, 2001)
Brian Minyard, City Staff, made a brief presentation to the
commission.
Mary Dornhoffer spoke in opposition to the application. Ms.
Dornhoffer expressed concerns that the scenic quality of the
State Highway 10 Corridor be maintained and that the proposed
3
FILE NO.: LU01-19-06 (Cont.)
change would harm the environmental qualities of the surrounding
area.
A motion was made to defer the item to the November 29, 2001
Planning Commission Meeting and was approved with a vote of 8
ayes, 1 noes and 2 absent.
STAFF UPDATE:
(NOVEMBER 29, 2001)
The amended application makes a request for three different land
use changes. The first amended request is a land use change from
Single Family to Commercial. The western area is from the
original application and the eastern area is expanded. The
second amended request is for a land use change from Single
Family to Suburban Office and is located on the east side of
Chenal Parkway and immediately south of the original application
area. The Suburban Office category shall provide 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. The
third amended request is for a land use change from Single
Family to Park/Open Space and is located southeast of the
original application area. The proposed Park/Open Space
consists of a hilltop located between the two large electrical
transmission lines. To the east are the houses located in
Aberdeen Court
The amended application is bounded on three sides by areas shown
as Single Family. A strip of Park/Open Space is shown on both
sides of Chenal Parkway and at the intersection of Chenal and
Cantrell Road. The land at all four corners of Chenal and
Cantrell is shown as Commercial. An area southwest of the
original application at the end of Bouresse Drive is shown as
Single Family.
The zoning of the amended application is split between C-3
General Commercial at the Chenal Parkway/Cantrell Road
intersection and R-2 Single Family to the south along Chenal
Parkway.
The proposed zoning is 0-2, Office and Institutional District,
for the area proposed to be Suburban Office. The request for
Suburban Office would provide a transition between the more
intense uses at the Chenal / Cantrell intersection and the
surrounding less intense uses along Chenal Parkway.
4
FILE NO.: LU01-19-06 (Cont.)
The request for Park/Open Space would serve as a buffer between
the uses of Commercial and Suburban Office to the west and the
Single Family uses in the Aberdeen Court area located to the
east. The request for Park/Open Space would also correspond
with the applicant's desire to buffer the Aberdeen Court
Property Owners Association with 14.26 acres of OS Open Space
zoning. This application would preserve the forested hilltop
through the PK/OS and OS zoning. 6.0 acres of the area consists
of utility transmission lines along the eastern boundary.
STAFF RECOMMENDATIONS:
Staff believes the changes are appropriate since they allow for
a better transition from commercial to single family than the
current plan in an area with several constraints most notably
two major power transmission lines.
PLANNING COMMISSION ACTION: (NOVEMBER 29, 2001)
Brian Minyard, City Staff, made a brief presentation to the
commission. Monte Moore made a presentation of item B so the
discussion could coincide with the discussion for item A. See
item B for a complete discussion concerning the zoning
application regarding the zoning change from R-2 Single Family
to C-3 General Commercial, 0-2 Office and Institutional, and OS
Open Space.
Tim Daters spoke on behalf of the application.
Tom Draper, representing the Duquesne Property Owners
Association, spoke in opposition to the application and
expressed concerns about the effect new commercial development
and the accompanying traffic would be on the area.
A motion was made to approve the item as presented. The item
was approved with a vote of 7 ayes, 3 noes, and 1 absent.
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ORDINANCE NO.
AN ORDINANCE TO AMEND THE LAND USE PLAN
(16,222) IN THE CHENAL PLANNING DISTRICT
FROM SINGLE FAMILY TO COMMERCIAL, SUBURBAN
OFFICE AND PARK/OPEN SPACE; AND FOR OTHER
PURPOSES.
WHEREAS, as 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 Single Family north and east of the
Northfield Road (Chalmont Road) and Chenal Parkway be
amended to Commercial.
SECTION 2. That Single Family south and east of the
Northfield Road (Chalmont Road) and Chenal Parkway up to
and including the first electric transmission line easement
be amended to Suburban Office.
SECTION 3. That Single Family along Chenal Parkway
east of the before mentioned area and west of Aberdeen
Subdivision be amended to Park/Open Space.
SECTION 4. That the ordinance shall take effect and
be in full force from and after its passage and approval.
PASSED:
ATTEST:
City Clerk
APPROVED:
Mayor