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HomeMy WebLinkAboutminutesNovember 29, 2001 ITEM NO.: A 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.rarrge 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. November 29, 2001 ITEM NO.: A (Cont.) FILE NO.: LU01-19-06 On July 21, 1998 a change was made from Single Family to Office at Chenal Parkway and State Highway 300 about 4% 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 Chenal Parkway as a Principal Arterial. A Class I Bikeway is shown for this portion of Chenal Parkway linking Bowman Road to State Highway 10. Any development of this property will be subject to half street improvements. PARKS: 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. K November 29, 2001 ITEM NO.: A (Cont. FILE NO.: LU01-19-06 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. 3 November 29, 2001 ITEM NO.: A (Cont.) FILE NO.: LU01-19-06 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 change would harm the environmental qualities of the surrounding area. A motion was made to defer Planning Commission Meeting ayes, 1 noes and 2 absent. STAFF UPDATE: the item to the November 29, 2001 and was approved with a vote of 8 (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, 4 November 29, 2001 ITEM NO.: A (Cont.) FILE NO.: LU01-19-06 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 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. 5