HomeMy WebLinkAboutstaff report Jan 2006 meetingJanuary 19, 2006
ITEM NO.: E
Name:
Location:
Re uest:
Source:
FILE NO.: LU05-19-02
Land Use Plan Amendment - Chenal Planning District
South side of Cantrell Road at Norton Road
Single Family to Commercial
Troy D. Laha
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 that they serve. The applicant has applied for a rezoning to C-3
(General Commercial District) for future development. Staff is not expanding the
application since the Land Use Plan in this area has been reviewed several times
within the past year.
EXISTING LAND USE AND ZONING:
The application area is partly developed with four single-family homes on large
lots, currently zoned R-2 (Single Family District), and twelve acres t in size.
Between Cantrell Road and part of the proposed area for change several parcels
of land zoned R-2 and developed with three single-family homes. Northeast of
the application is land zoned PDO (Planned Development Office) recently
developed with a Kids Academy daycare/learning center; a PCD (Planned
Commercial Development) developed with an auto sales lot/collision center in a
small building; R-2 land developed with a single family home; and Multiple PCDs
developed with La Palupa Mexican Restaurant, Action Window Coverings, a
foreign auto repair service, a drapery shop, and First Financial Computer
Services; and additional undeveloped 0-3 land. North of the site, Valley Ranch
Drive intersects Cantrell Road. The west side of Valley Ranch Drive is
undeveloped and zoned 0-1 (Quiet Office District) and the east side is zoned 0-
3 (General Office District), mostly undeveloped, with the exception of one office
building. Immediately east of the application area are lands zoned R-2 with
homes on large lots. About a quarter mile southeast of the application is
undeveloped land zoned MF -12 (Multifamily District) that is undeveloped.
Immediately south and southwest of the application is land zoned R-2 and
developed with the Aberdeen Court subdivision consisting of single-family
homes on suburban lots. Immediately to the west is the Maywood Manor
Subdivision developed with single-family homes on large lots. Further west are
large tracts of land zoned R-2 and partly developed with single-family homes on
January 19, 2006
ITEM NO.: E
FILE NO.: LU05-19-02
large lots. Northwest of the property is land zoned R-2 developed by a single
home on a large lot, and Little Rock Christian Academy.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On April 5, 2005 a multiple changes were made within a one -mile radius of the
property. Land less than a quarter mile west of the property and on the north and
south sides of Cantrell Road was changed to Public Institutional to represent
existing institutional uses. Approximately a half -mile west of the site along
Chenal Parkway near Northfield Drive (Chalamont Drive) and Cantrell Road,
changes were made to Commercial, and Suburban Office to recognize adjacent
land uses along Cantrell. About a mile west of the site changes were made to
Low Density Residential, Single Family and Suburban Office for future
development. Less than one half mile east of the site at Ranch Boulevard on the
north side of Cantrell Road changes were made to Commercial and Public
Institutional to reflect existing conditions.
On February 17, 2004 five parcels of land were changed in the area of Chenal
Parkway, and Highway 300 approximately one half to one mile northwest of the
application. This eliminated land shown as Single Family and added land shown
as Office, Commercial, Open Space, and Multifamily west of the property in
question. The reasons for this change were to accommodate future development
to create an orderly transition of use intensities between the Commercial and
Single Family areas.
On January 2, 2002 three changes were made to the Land Use Plan at three
locations in the area approximately three quarter miles west of the application.
All changes resulted in the loss of Single Family and resulted in the addition of
Commercial north and east of Northfield Drive (Chalamont Drive) and Chenal
Parkway, Suburban Office south and east of Northfield Drive (Chalamont Drive)
and Chenal Parkway including the first transmission line easement, and
Park/Open Space for the remainder of the land south and east of Northfield Drive
(Chalamont Drive) between Chenal Parkway and Aberdeen Subdivision.
On March 6, 2001 a change was made from Single Family to Commercial
approximately one half mile west of the application expanding an existing
Commercial area just east of the Chenal Parkway and Cantrell Road intersection
to accommodate future commercial development southwest of the application.
The property is shown as Single Family on the Plan. Surrounding this property
is shown as Single family on the south, east, west, and part of the northern
sides. North of the application on the north side of Cantrell Road is shown as
Suburban Office and Office. Further to the northeast is shown as an Existing
Business Node, which is separated from the application by a Single Family area.
This existing Business node straddles both sides of Cantrell Road east of the
application.
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January 19, 2006
ITEM NO.: E (Cont_) _ _ FILE NO.: LU05-19-02
MASTER STREET PLAN.-
Norton
LAN:
Norton Road is shown as a Local Street on the Plan. The primary function of a
Local Street is to provide access to adjacent properties. Cantrell Road is shown
as a Principal Arterial and is built as a five -lane road adjacent to the property.
The primary function of a Principal Arterial is to serve through traffic and to
connect major traffic generators or activity centers within urbanized areas.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Cantrell Road since it is a Principal Arterial. Additional
commercial and office uses at this site could result in added congestion on this
section of Cantrell Road. Cantrell Road may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
BICYCLE PLAN:
A Class II bikeway is shown on Cantrell Road from Chenonceau Boulevard to the
Chenal Parkway. A Class II bikeway is a route designated for the sole use of
bicycles but is physically connected to the roadway. Additional paving and right
of way may be required.
PARKS:
This application is in the West Little Rock Park Planning District. The Master
Parks Plan identifies a lack of public parks in the west Little Rock area and
:recognizes private neighborhood parks and recreation facilities as parkland in the
west Little Rock area. The largest park in this area is Taylor Loop Park, which is
a thirty-five acre community park that is undeveloped and approximately three
miles west of the site. Since this application is adjacent to the Little Rock
Christian Academy and near several property owner association parks, the
recreation activities are available in the area and does not categorize it as being
in a service deficit area. The Parks and Recreation Master Plan does not
indicate any new proposed public parks for the area.
ISTORIC 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.
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January 19, 2006
ITEM NO.: E (Cont.) FILE NO.: LU05-
ANALYSIS:
The land use plan in this area was reviewed in late 2004 / early 2005 as part of
the Highway 10 Land Use Plan Review which resulted in 18 amendments to the
Land Use Plan along Cantrell Road between Morgan Cemetery Road and Black
Street. In the immediate area of the application no changes were made to the
single-family area because staff felt that Single Family development was
appropriate for this location. Single Family development at this location would be
in character with neighboring single-family development and new single-family
development that has occurred in the area. New single-family development in
the area is Cheveaux Court, Montagne Court, and Valley Falls Estates, and
several recent small subdivisions to the east. South of the property is Aberdeen
Court, which was constructed in the late 1990's and to the west is Maywood
Manor. This has shown a desire for single-family growth along the south of
Cantrell Road. At the time of the review Staff felt it was appropriate that the area
remain Single Family to reflect the close proximity of two adjacent residential
subdivisions.
Currently this site is located in a rural area along Cantrell Road in a county island
completely surrounded by the city of Little Rock. Before the arrival of the nearby
city limits, properties northeast of this area developed with small commercial
buildings in a pattern consistent with the once rural highway. When the land was
added to the city's Extraterritorial Land Use and Zoning area, these once rural
uses were shown as an Existing Business Node intending to recognize that there
was a significant concentration of commercial business at the location. These
uses generally are not in compliance with the Highway 10 Overlay District-
requirements and have various setbacks and building styles that make it unique
to the area. A Planned Office Development for a "Kids Place" Daycare has
been recently developed between this property and the Existing Business Node.
This light office use could provide a transition from the Existing Business Node
and the Single Family area.
To the east of the property is Patrick Country Road which represents a border
between the Existing Business Node and a large Commercial area know as the
"The Ranch" development which represents a large commercial and office area.
This has established the Ranch area as a major Commercial Node in the area.
Currently parts of the Commercial area remain undeveloped.
West of the application is another Commercial Node at the intersection of Chenal
Parkway and Cantrell Road. This Commercial area represents approximately
100 acres of land shown and is just under half developed. Recent development
of a Wal-Mart Supercenter may serve as a catalyst for additional Commercial
development at the Chenal Parkway / Cantrell Road Commercial Node.
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January 19, 2006
ITEM NO.: E(Cont.)FILE NO.: LU05-19-02
Both of the previously mentioned Commercial Nodes are located at the
intersections of Arterials. Typically staff feels that locations of intense uses
should be located at intersections to prevent strip development patterns and to
minimize negative effects on arterials. This change to Commercial could allow
for high intensity Commercial use in between two large commercial nodes.
Already in the area some commercial businesses exist in the existing business
node. All of these businesses are zoned through the Planned Zoning District,
which results in more control in use and design. The addition of a Commercial
area west of this area could allow for straight zoning in the area resulting in
undesirable development along Cantrell Road and adjacent to two single-family
subdivisions. Since both of the nearby Commercial Nodes have not developed
completely any addition of Commercial to the area could be considered
premature. This change would also add to strip commercial development along
Cantrell Road through this section.
Addition of Commercial at this location would introduce the potential of non-
residential activities adjacent to new, potential, and established residential areas.
Since new subdivisions have been platted and constructed in recent years, and
the future plan has indicated Single Family development for that property, the
change may have a negative impact on the surrounding area. Southeast of the
site is undeveloped land shown as Multifamily that is intended to provide the
buffer from Commercial and Suburban Office areas located at Chenonceau
Boulevard. This Commercial addition would result in adjacent land uses with no
buffer between.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Hillsborough
Property Owners Association, Du Quesne Place P.O.A., Chenal Ridge Property,
St. Charles Community Association, Johnson Ranch Neighborhood Association,
Maywood Manor Neighborhood Association, Aberdeen Court Property Owners
Association, Hunters Cove Property Owners Association, Carriage Creek
Property Owners Association, Bayonne Place Property Owners Association,
Eagle Pointe Property Owners Association, Glen Eagles Property Owners
Association, Hunters Green Property Owners Association, Margeaux Place
Property Owners Association, Pinnacle Neighborhood Association, and the River
Valley Property Owners Association.
Staff has received comments from the Aberdeen Court Property Owners'
Association, which is adjacent to the application area. The property owners
association represents Aberdeen Court's 198 homeowners and opposes this
change.
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January 19, 2006
ITEM NO.: E
STAFF RECOMMENDATIONS:
FILE NO.: LU05-19-02
Staff believes the change is not appropriate because it would result in
commercial in close proximity to residential subdivisions, could lead to strip
commercial development along Cantrell Road, an adequate Commercial space is
located at two commercial nodes east and west of the site.
PLANNING COMMISSION ACTION: (JULY 21, 2005)
The Item was placed on consent agenda for deferral to September 1, 2005. By
a vote of 11 yes and 0 no the consent agenda was approved.
STAFF UPDATE:
Staff has contacted the applicant regarding the application. The applicant has
indicated that they plan on deferring the application to a later date. At the time of
printing the applicant had not indicated what date they would like to defer the
item to. The application remains unchanged and staff is supportive of a deferral
request.
PLANNING COMMISSION ACTION: (SEPTEMBER 1, 2005)
The item was placed on the consent agenda for deferral to the October 13, 2005
Planning Commission meeting. A motion was made to approve the consent
agenda and was approved with a vote of 11 ayes, 0 noes and 0 absent.
STAFF UPDATE:
Staff has contacted the applicant regarding the application. The applicant has
requested the application be deferred to the January 19, 2006 hearing. The
application remains unchanged and staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (OCTOBER 13, 2005)
This item was placed on the consent agenda for deferral to January 19, 2006.
By a vote of 11 for, 0 against the consent agenda was approved as
recommended.
1.1
January 19, 2006
ITEM NO.: E(Cont.)FILE NO.. LU05-19-02
STAFF UPDATE:
There has been no contact from the applicant. No new information on this item,
Staff recommendation remains the same.
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Case: LU05-19-02
Location: #6,12,14,& 17 Norton Road
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Case: LU05-19-02
Location: #6,12,14,& 17 Norton Road
SF To Commercial
Ward:
PD: 19
CT: 42.06 0 125250 500 Feet
TRS: T2NR14W14
January 19, 2006
ITEM NO.: E (Cont.) FILE NO.: LU05-19-02
STAFF UPDATE:
There has been no contact from the applicant. No new information on this item,
Staff recommendation remains the same.
PLANNING COMMISSION ACTION: (JANUARY 19, 2006)
Walter Malone, Planning Staff, review the Land Use Plan in the area of the
application. There has been development in the area, commercial, office and
residential. There is existing vacant land to the east and wet for commercial.
Staff has concerns about lining Cantrell Road with commercial use and the
impacts that may have on the arterial roadway. There are existing single-family
subdivisions adjacent to the application to the west and south. The possible
uses with the Commercial use change could result in undesirable uses adjacent
to existing homes. No need has been shown to increase the amount of
Commercial in the area. Staff does not recommend the change. Mr. Malone
turned the presentation over to Monte Moore to address the re -zoning request to
C-3 General Commercial. See item E.1 for a complete review of the discussion
of this item.
The applicant was not present. A motion was made to approve the item, after
discussion with the City attorney the motion was withdrawn. After hearing from
the opposition a motion was made to approve the application. By a vote of 0 for
10 against and one recusal the item failed.
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