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Home My WebLink AboutBoard of Director itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION June 4, 2002 AGENDA Subject Action Required Submitted By Land Use Plan Amendment — Ordinance Chenal Planning District - Resolution LU02-19-02 at Drew and Approval Cantrell Road Information Report Cy Carney City Manager SYNOPSIS Land Use Plan amendments in the Chenal Planning District from Single Family to Suburban Office for an office development. FISCAL IMPACT N/A RECOMMENDATION Planning Staff recommends approval. Planning Commission recommended approval on May 9, 2001 (10-0-1 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 This amendment would provide a buffer of Suburban Offices between the low-density areas of residential uses to the south and the intense non-residential uses to the north. The expanded area would create a node of non-residential uses accessed from Cantrell Road and recognize an existing non- conforming use. Most of the neighboring residential developments consist of large lots while the lots in the review area are small. In addition, the widening of Cantrell Road BACKGROUND further decreased the size of the lots from their original size. A CONTINUED change to Suburban Office would allow non-residential development to take place in the area in a manor that would be sensitive to the neighboring residential uses. FILE NO.: LU02-19-02 Name: Land Use Plan Amendment - Chenal Planning District Location: 17005 Cantrell Road Request: Single Family to Suburban Office Source: Mike Berg PROPOSAL / REQUEST: Land Use Plan amendment in the Chenal Planning District from Single Family to Suburban Office. 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 Land Use application is a result of a zoning request where the applicant wishes to develop the property for an insurance office. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include an area along the south side of Cantrell Road extending east from the applicant's property to the area shown as Park/Open Space at the creek located east of Drew Drive, and extending west to include the house next to the applicant's property. With these changes the amount of Suburban Office fronting Cantrell Road would increase. The additional area would recognize an existing non- conforming use at the southeast corner of Cantrell Road and Drew Drive as well as include several small residential lots. EXISTING LAND USE AND ZONING: The applicant's property consists of houses and manufactured homes and is currently zoned R-2 Single Family and is approximately 1.36± acres in size. The expanded area consists of houses built on lots zoned R-2 with a non -conforming use for a veterinary clinic at the southeast corner of Cantrell Road and Drew Drive. The property to the north is an office building on land zoned 0-3 General Office at the northwest corner of Cantrell and Ranch Drive. The property to the northeast is vacant land zoned Planned Development -Office for a proposed branch bank and C-2 Shopping Center. In addition, a strip of land is zoned OS Open Space along the north side of Cantrell Road. The land to the east, south, and west is zoned R-2 and is composed of single-family houses built on large lots. 101111: a04 rem R"I aLexlymcone if# FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On September 18, 2001 a change was made from Low Density Residential and Public Institutional to Single Family about 3/ of a mile to the south and located south of Taylor Loop Road and west of Hinson Road. On June 20, 2000 a change was made from Mixed Office Commercial to Commercial at 17800 — 17900 Cantrell Road starting about'/ of a mile northwest of the property in question. On November 16, 1999 a change was made from Single Family to Office at 6400 Patrick Country Road about 3/ of a mile northwest of the area under review. On October 5, 1999 changes were made from Office and Commercial to Mixed Office Commercial on Cantrell Road at Chenonceau Boulevard and Ranch Boulevard starting about Y4 of a mile to the northwest of the amendment area. The applicant's property and the expanded area are shown as Single Family on the Future Land Use Plan. The property to the north is shown as Mixed Office Commercial, and Commercial, with a strip of Park/Open Space shown along the north side of Cantrell Road. The land to the east of the expanded area is shown as Park/Open Space, and Transition. The land to the south and west is shown as Single Family. MASTER STREET PLAN: Cantrell Road is shown on the Master Street Plan as a Principal Arterial and is built to a 5 -lane width with curb and gutter installed. Ranch Drive is shown as a Collector Street and is built to Minor Commercial Collector standards with curb and gutter installed. Drew Drive is a sub -standard residential street with open drainage in need of improvements. There are no bikeways shown on the Master Street Plan that would be affected by this amendment. PARKS: The Little Rock Parks and Recreation Master Plan of 2001 shows that the applicant's property is located in a service deficit area. Park facilities would need to be developed to provide adequate park and open space areas to serve the area covered by this amendment and surrounding areas. ISTORIC DISTRICTS: There are not any historic districts near -by that would be affected by this amendment. 2 FILE NO.: LU02-19-02 (Cont.) 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: The applicant's property is located in a developing area of the city. The expanded area is located at a signalized intersection between a Principal Arterial and a Collector Street. This area is also located within the Highway 10 Design Overlay District, resulting in any development of the area required to meet those regulations. The houses on the applicant's property and in the expanded area of review face Cantrell Road. The manufactured housing located on Drew Drive is accessed from Drew Drive. This amendment would provide a buffer of Suburban Offices between the low-density areas of residential uses to the south and the intense non-residential uses to the north. There is vacant land to the north shown as Mixed Office Commercial and Commercial, a change to Suburban Office could act as a buffer through the requirement of Planned Zoning Developments for non-residential developments. Any future residential developments to the south could be separated from intense non-residential developments allowed in areas shown as Mixed Office Commercial or Commercial. The expanded area would create a node of non-residential uses accessed from Cantrell Road and recognize an existing non -conforming use. Most of the neighboring residential developments consist of large lots while the lots in the review area are small. In addition, the widening of Cantrell Road further decreased the size of the lots from their original size. The decrease in lot size as a result of the widening of Cantrell may have hampered the future viability of Single Family uses on these lots. A change to Suburban Office would allow non-residential development to take place in the area in a manor that would be sensitive to the neighboring residential uses. 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, Chenal Ridge Property Owners Association, Du Quesne Place 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, Maywood Manor Neighborhood Association, and St. 3 FILE NO.: LU02-19-02 (Cont.) Charles Property Owners Association. Staff has received one neutral comment from an area resident. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. The change will buffer the less intense Single Family uses located to the south from the intense Office and Commercial uses to the north and recognize an existing non -conforming use. PLANNING COMMISSION ACTION: (MAY 9, 2002) The item was placed on the consent agenda for approval. A motion was made to approve the consent agenda and was approved with a vote of 10 ayes, 0 noes and 1 absent. rd Vicinit} Flan Amendment Case # LU02-19-02 17005 CANTRELL ROAE SF TO SO Cr: 42.11 TRS: T2NR14W13 PD: 19 Ward I 0 350 700 Feet ITEW C3 Ir 03 C3 e ° 0 03 c3 El Cl. b C2 / 0d z f �o ❑ o o 2 o Q oj) ® fes°i ago If 704 M .42 FW'Oa �Q oO 0 09 F R2 Area Zoning I RI Case # LU02-19-02 N 17005 CANTRELL ROAD { Cr: 42.11 TRS: T2NR14W13 0 350 700 Feet r PD: 19 vicinity Map Ward: ITEM ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE CHENAL PLANNING DISTRICT FROM SINGLE FAMILY TO SUBURBAN OFFICE; 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 on the south side of Cantrell road on both sides of Drew Lane for approximately 400 feet west and eastward to the PK/OS area be amended to Suburban Office. 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: Mayor