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HomeMy WebLinkAboutstaff report Oct 2005 meetingOctober 13, 2005 ITEM NO.: F FILE NO.: LU05-19-02 Name: Land Use Plan Amendment - Chenal Planning District Location: South side of Cantrell Road at Norton Road Request: Single Family to Commercial Source: 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 October 13, 2005 ITEM NO.: F Cont.) 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. URE 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. 2 October 13, 2005 ITEM NO.: F JCont. FILE NO.: LU05-19-02 MASTER STREET PLAN: 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. 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. 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. 3 October 13, 2005 ITEM NO.: F (Cont.) FILE NO.: LU05-19-02 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. 4 October 13, 2005 ITEM NO.: F (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. 5 October 13, 2005 ITEM NO.: F (Co 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. 0 SF .. ' MF ID 0 Q Q so USN❑ r PI r4%,i ww Qy; Z SF SF Q SF AVY• Vicinity Map Plan Amendment MF Case: LU05-19-02 N Location: #6,12,14,& 17 Norton Road SF To Commercial Ward: PD: 19 CT Al 06 C I 0 125250 500 Feet TRS: T2NR14W14 Vicinity Map Area Zonin Case: LU05-19-02 N Location: #6,12,14,& 17 Norton Road SF To Commercial Ward: PD: 19 CT: 42.06 0 125250 500 Feet TRS: T2NR14W14 it o 1 1 1 :...- . tl • � ro , 1 03 ' 1, R2 F1 E 9- low {, 1 1 s + R2 1 pjr)z C3 + 1 � f • �I r•,. P o A. 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