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HomeMy WebLinkAboutBoard of Directors itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION May 18, 2004 AGENDA Subject Land Use Plan Amendment — Chenal Planning District — LU04-19-01 at South side of Cantrell Rd. between Chenonceau Blvd. and Chevaux Ct. Action Required I Submitted By Ordinance Resolution Approval Information Report Bruce Moore City Manager SYNOPSIS Land Use Plan amendments in the Chenal Planning District from Single Family to Office for future development. FISCAL IMPACT N/A RECOMMENDATION Planning Staff recommends approval. Planning Commission recommended approval on April 22, 2004 (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, Chenal Ridge Property, 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, St. Charles Property Owners Association, Charleston Heights/North Rahling Rd. N.A., Margeaux Place Property Owners Association, and River Valley Property Owners Association BACKGROUND The amendment area is. a single family house built on a large lot and currently zoned R-2 Single Family and is about 3.4 acres t in size. The property to the West and North is vacant land BACKGROUND r— CONTINUED zoned C-3 General Commercial. The neighboring areas to the east and south is zoned R-2 Single Family and developed with housing stock. The applicant's property is shown as Single Family on the Future Land Use Plan. The property to the West and North of the application area is shown as Commercial on the Future Land Use Plan while the neighboring lands to the East and South are shown as Single Family. A large tract of Mixed Office Commercial sits to the northeast at the intersection of Cantrell and Ranch Boulevard. Future non-residential development on the applicant's property would need to address the issues of scale and massing. Development on this property would also need a sufficient buffer between any buildings and parking lots and the neighboring single-family residences to compensate for the scale and massing of future buildings built on the property. Without sufficient buffers, the neighboring properties would be impacted by intense non-residential uses on the applicant's properties. This application could allow development that could result in visual and noise intrusions into the neighborhood. The massing and scale of any development on this site should be complimentary to the neighboring single- family development. 2 FILE NO.: LU04-19-01 Name: Land Use Plan Amendment - Chenal Planning District Location: South side of Cantrell Rd. between Chenonceau Blvd. and Chevaux Ct. Request: Single Family to Office Source: Brian Dale, White - Daters & Associates PROPOSAL / REQUEST: Land Use Plan amendment in the Chenal Planning District from Single Family to Office. The Office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices, which support more basic economic activities. The applicant wishes to develop mixed offices with 33,600 square feet of offices. Staff is not expanding the application since the land to the east and south is developed with single-family housing and a large amount of vacant land shown as Office, Suburban Office, and Mixed Office Commercial is available within a Y2 mile radius of the applicant's property. EXISTING LAND USE AND ZONING: The amendment area is a single family house built on a large lot and currently zoned R-2 Single Family and is about 3.4 acres t in size. The property to the West and North is vacant land zoned C-3 General Commercial. The neighboring areas to the east and south is zoned R-2 Single Family and developed with housing stock. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On February 17, 2004 multiple changes were made from Single Family to Commercial, Office, and Multifamily on the east side of Chenal Parkway north of Cantrell Road about 1 mile west of the amendment property to accommodate proposed development. On June 4, 2002 a change was made from Single Family to Suburban Office at 17005 Cantrell Road about 1/3 of a mile southeast of the applicant's property to accommodate proposed development. On January 2, 2002 multiple changes were made from Single Family to Suburban Office, Commercial, and Park / Open Space on the east side of Chenal FILE NO.: LU04-19-01 (Cont. Parkway south of Cantrell Road about 1 mile west of the application property to accommodate proposed development. The applicant's property is shown as Single Family on the Future Land Use Plan. The property to the West and North of the application area is shown as Commercial on the Future Land Use Plan while the neighboring lands to the East and South are shown as Single Family. A large tract of Mixed Office Commercial sits to the northeast at the intersection of Cantrell and Ranch Boulevard. MASTER STREET PLAN: Cantrell Road is shown as a Principal Arterial on the Master Street Plan and is built to a five -lane standard while Chenonceau Boulevard is shown as a Minor Arterial and is built to standard. Ranch Boulevard is a Minor Commercial Collector built to standard and Drew Drive is a Standard Residential street built with open drainage. A Class II Bikeway is shown on Cantrell Road from the Western Planning Boundary to Chenonceau Boulevard while a Class III Bikeway is shown on Chenonceau Boulevard from Cantrell Road to Chenal Parkway. The Bikeways would not be affected since the streets with Bikeways shown are built to Master Street Plan standards. PARKS: The applicant's property is located a little under a Y/2 mile northeast of the Chenonceau Park, a private park included in the eight -block strategy of providing park and open space facilities within eight blocks of all residents of the City of Little Rock as described in the Little Rock Parks and Recreation Master Plan of 2001. Public park facilities may need to be developed in order to provide park and open space facilities for residents in the area if the population around the study area increases. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. 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: A change to Office would be more in character with the office development that has taken place along the north side of Ranch Drive. Any new Office 2 FILE NO.: LU04-19-01 (Cont. development in the nearby area shown as Mixed Office Commercial on the north side of Cantrell would be subject to the requirement for a Planned Zoning District while the applicant's property is large enough to not need a PZD. A change to Office would add to the variety of non-residential development likely to take place near an intersection where Commercial is shown on all four corners. Future non-residential development on the applicant's property would need to address the issues of scale and massing. Development on this property would also need a sufficient buffer between any buildings and parking lots and the neighboring single-family residences to compensate for the scale and massing of future buildings built on the property. Without sufficient buffers, the neighboring properties would be impacted by intense non-residential uses on the applicant's properties. This application could allow development that could result in visual and noise intrusions into the neighborhood. The massing and scale of any development on this site should be complimentary to the neighboring single- family development. 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, 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, St. Charles Property Owners Association, Charleston Heights/North Rahling Rd. N.A., Margeaux Place Property Owners Association, and River Valley Property Owners Association. Staff has received 1 neutral comments from an area resident. Staff has not received any comments from Neighborhood Associations at this time. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. This change would provide more land shown for Office. PLANNING COMMISSION ACTION: (APRIL 22, 2004) 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. 3 Vicinity Map PLAN AMENDMENT Case: LU04-19-01 N Location: SOUTH SIDE OF CANTRELL ROAD APPROXIMATELY 500' EAST OF CHENONCEAU BLVD FROM SF TO O Ward: 5 PD: 19 0 225 450 900 Feet CT: 42.11 TRS: T2NR14W14 Vicinity Map AREA ZONING Case: LU04-19-01 N Location: SOUTH SIDE OF CANTRELL ROAD APPROXIMATELY 500' EAST OF CHENONCEAU BLVD Ward: 5 PD: 19 0 225 450 900 Feet CT: 42.11 TRS: T2NR14W14 ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE CHENAL PLANNING DISTRICT FROM SINGLE FAMILY TO 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 Rd. between Chenonceau Blvd. and west of the Chevaux residential subdivision be amended to Office. SECTION 2. That the ordinance shall take effect and be in full force from and after its passage and approval. PASSED: FEN a0_0 City Clerk APPROVED: Mayor