HomeMy WebLinkAboutminutesAugust 8, 2002
ITEM NO.: 10 FILE NO.: LU02-19-03
Name: Land Use Plan Amendment - Chenal Planning District
Location: 16603 Cantrell Road
RRgc uest: Transition to Commercial and Single Family
Source: Bob Lowe, McGetrick & McGetrick
PROPOSAL / REQUEST:
Land Use Plan amendment in the Chenal Planning District from Transition 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 build a furniture store.
Prompted by this Land Use Amendment request, the Planning Staff expanded the area
of review to include all of the areas to the west of W. Taylor Loop Road shown as
Transition. With these changes, the entirety of the Transition located west of W. Taylor
Loop Road would be eliminated. Staff is also expanding the application to include a
change from Transition to Single Family on both sides of Katillus Road at Katillus Court.
The change to Single Family will include all of the property located in a newly platted
sub -division located on the north side of Forest Lane. This change would link the
original application area to the Commercial shown at the northwest corner of the
Cantrell / Katillus Road intersection.
EXISTING LAND USE AND ZONING:
The property is a house converted to an office built on a large lot currently zoned R-2
Single Family and is approximately 2 ± acres in size for the expanded area and is about
50 + acres. Most of the property in the expanded area consists of low density single
family housing built on large lots zoned R-2. The neighboring land to the east of the
applicant's property is vacant property zoned R-2 with a Conditional Use Permit for a
church. Two pieces of property further to the west in the expanded area are zoned
Planned Office Development for a beauty salon and a law firm.. Most of the property
surrounding the expanded area is zoned R-2 with houses built on large lots. A
convenience store at the northwest corner of the Cantrell / Katillus Road intersection is
zoned Planned Commercial Development. An office in a house zoned Planned Office
Development is located to the southeast of the expanded area on Taylor Loop Road.
TURE LAND USE PLAN AND RECENT AMENDMENTS:
On June 4, 2002 a change was made from Single Family to Suburban Office at Cantrell
Road and Drew Drive about % of a mile west of the applicant's property.
August 8, 2002
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: LU02-19-03
On June 20, 2000 a change was made from Mixed Office Commercial to Commercial at
Cantrell Road and Chenonceau Boulevard about 3/ of a mile west of the application
area.
On November 16, 1999 a change was made from Single Family to Suburban Office at
6400 Patrick Country Road about 1 mile northwest of the property under review.
On October 5, 1999 a change was made from Office & Commercial to Mixed Office
Commercial on Cantrell Road at Chenonceau Boulevard and Ranch Drive about'/4 of a
mile west of the study area.
The applicant's property is shown as Transition on the Future Land Use Plan while the
expanded area is shown as Transition along both sides of Cantrell Road from W. Taylor
Loop Road to the intersection at Katillus Road. The property north of the expanded
area is shown as Single Family with a strip of Park/Open Space shown along the banks
of a creek that flows into the Little Maumelle River. The property to the east of the
expanded area is shown as Transition while the property to the south is shown as
Single Family. The western boundary of the expanded area is a strip of PK/OS located
west of Katillus Road. The northwest corner of the Cantrell / Katillus Road intersection
is shown as Commercial.
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. The west leg of Taylor Loop Road is shown
as a Collector street and is built as a rural two-lane road. Development of property on
Taylor Loop Road would require half street improvements to Standard Collector street
standards. Katillus Road is a Residential Street with open drainage and will require half
street improvements. Katillus Court is a private street with a gravel surface and has
curb and gutters installed. 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.
HISTORIC DISTRICTS:
There is no historic districts near -by that would be affected by this amendment.
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August 8, 2002
SUBDIVISION
ITEM NO.: 10 (Cont. FILE NO.: LU02-19-03
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. 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 house on the applicant's property, as
well as neighboring houses, face Cantrell Road. The north side of Cantrell Road
consists of large lot residential development that is primarily semi -rural in character. A
change to Commercial would place a commercial use across the street from a semi=
rural residential area.
The applicant's property is also surrounded by property that is primarily residential in
character. The buildings in the two PDO zoned pieces of property consist of houses
converted to non-residential uses. Residential uses are also expanding near the
applicant's property in two areas. The first is a recently plated subdivision located along
the north side of Forest Lane, which abuts the southern boundary of the applicant's
property. The second is at the new street of Katillus Court, located on the west side of
Katillus Road, that will open up new property for residential development. The two new
areas of residential expansion are located within the area shown as Transition on the
Future Land Use Plan. A change to Commercial would place a commercial use in an
area of expanding residential uses.
Most of the non-residential uses on Cantrell Road are located in established nodes of
commercial uses along Cantrell Road at the east leg of Taylor Loop, Chenonceau
Boulevard, Chenal Parkway, and State Highway 300. Much of the property shown as
Commercial in these nodes remains vacant. The applicant's property is not located in
one of the established commercial nodes. The property in question is located between
the established node at the east leg of Taylor Loop and the node at Chenonceau
Boulevard. A change to Commercial would place a commercial use at a location
isolated from the established nodes of commercial uses.
The acreage of the expanded area consists of three different parcels. The expanded
area north of Cantrell Road consists of 19 ± acres of land for a change of Transition to
Commercial. The expanded area on the south side of Cantrell Road covers 31 +
acres, with 18 ± acres of property that would change from Transition to Commercial,
while 13 + acres of the remaining property would change from Transition to Single
Family. If approved, this amendment would result in an additional 37 ± acres of land
shown as Commercial while 13 ± acres would change to Single Family.
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August 8, 2002
SUBDIVISION
ITEM NO.: 10 Cont. FILE NO.: LU02-19-03
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 P.O.A., 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. Charles Property Owners Association. At the
time of this report, staff has not received comments from area residents or
Neighborhood Associations.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate. This amendment would introduce a
commercial use in an area isolated from established nodes of commercial uses.
PLANNING COMMISSION ACTION: (AUGUST 8, 2002)
The item was placed on the consent agenda for withdrawal. A motion was made to
approve the consent agenda and was approved with a vote of 9 ayes, 0 noes, 1 absent,
and 1 open position.
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