HomeMy WebLinkAboutstaff reportJanuary 5, 2006
ITEM NO.: 10 FILE NO.: LU05-
Name: Land Use Plan Amendment - Chenal Planning District
Location: South of Highway 10 at Norton Road
Request: Single Family to Commercial
Source: Troy Laha, Laha Engineers
PROPOSAL / REQUEST:
Land Use Plan amendment in the Chenal Planning District from Single Family to
Commercial. Commercial represents a broad range of retail and wholesale sales of
products, personal and professional services and general business activities. The
applicant has requested a Planned Zoning District for a shopping center.
Since the City completed a review of the Land Use Plan in this area less than a year
ago no expansion of the application area is proposed.
EXISTING LAND USE AND ZONING:
The property is a large lot with home currently zoned 'R-2' {Single Family} and is 2
acres t in size. To the north are several Planned Commercial Developments and one
lot of 'R-2' with a variety of small businesses and homes on them. To the northeast is
`0-3' General Office and 'O-1' Quiet Office zoning on vacant land. Beyond this to the
north is primarily undeveloped '0-3' and 'R-2' land. To the east is a Planned Office
Development with a Daycare then several Planned Commercial Developments with
businesses followed by'R-2' with large lot homes. To the south is 'R-2' zoning with
homes on large lots, further to the south is a single-family subdivision with homes. To
the west is 'R-2' zoned land with a subdivision of single-family homes. Beyond the
neighborhood is a large church zoned 'R-2' and then a large 'C-3' zoned area, of which
a part is developed with a WalMart Supercenter.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On April 5, 2005, multiple changes were made with 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
Highway 10 was changed with Public Institutional to represent existing institutional
uses. Approximately a half -mile west of the site along Chenal Parkway near Northfield
Drive and Cantrell Road, changes were made to Commercial and Suburban Office to
recognize adjacent land uses along Cantrell Road. About a mile west of the site
changes were made to Low Density Residential, Single Family and Suburban Office for
future development. Less than half a 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, several changes were made at the Chenal Parkway — Highway
300 approximately half a mile to the northwest of the site. This eliminated areas shown
for Single Family and added Office, Commercial, Open Space and Multifamily areas to
the Plan. The reason for the change was to accommodate future development and help
transition from the Commercial area to the Single Family.
January 5, 2006
SUBDIVISION
ITEM NO.: 10 Cont. FILE NO.: LU05-19-03
On January 2, 2002, several changes were made approximately three-quarter of a mile
to the west of the site. All changes were from Single Family and resulted in additional
Commercial and Suburban Office at Northfield Drive and Chenal Parkway with a large
Open Space area next to the Aberdeen Subdivision. This change was made to allow
for future development.
March 6, 2001, a change from Single Family to Commercial was made half a mile to the
west of the application area. This expanded the commercial node at Chenal Parkway
and Cantrell Road to accommodate future development.
The Land Use Plan shows this site for Single Family. Single Family use is shown on
the Plan to the south and west. North of the site is shown for Suburban Office and
Office. To the northeast and east is an Existing Business Node. There are large
Commercial Nodes both to the east and west at Cantrell Road and Chenal Parkway and
Cantrell Road at Chenonceau Boulevard.
MASTER STREET PLAN:
Highway 10 is shown as Principal Arterial on the plan. Principal Arterials function to
move vehicles and goods in and through the City, long distances. They are not
intended to provide access to adjoining properties. There may be a requirement for
additional right-of-way or street improvements.
BICYCLE PLAN:
The Master Street Plan, Bike Plan, shows a Class II bicycle route along Highway 10 in
front of this site. Class II Bike Routes have a dedicated portion of the paved roadway
for the sole use of bicycles.
PARKS:
The Little Rock Parks and Recreation Master Plan shows there to be a park or open
space within 8 -blocks of the site. This would be the Property Owners Park on
Chenonceau Boulevard.
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:
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
Pian along Cantrell Road between Morgan Cemetery Road and Black Street. In the
immediate area of the application no changes were made, at the time it was felt Single
2
January 5, 2006
SUBDIVISION
MI
Family was the appropriate designation. Single Family development
would be in character with neighboring single-family development and
development that has occurred in the vicinity. New single-familyP a# thRs location
area is Cheveaux Court, Montagne Court and Valley Falls Estates, new single-family
been built to the northeast and southeast of thea It s, Other ho a the
are large lot homes on Norton Road thea Aberdeen Courtw Other homes have
are large
West of the application area is an Aberdeen
cation area. South of the property
These all demonstrate a demand and desire for sin which was built in the late
blushed neighborhood Maywood Manor.
Road. single-family homes south of Cantrell
Currently this site is located in an area along Highway 10 developed
and not yet annexed to the City. It is completely surrounded by the Cit
however. Before arrival of the nearby city limas p �n a rural manner
developed with small commercial buildings in a pattern consist- y of .#t�� Nock
properties to the nn;'iheast of this site
highway_ When the land was added to the City's ExtraterrE �'rt with the once rural
area, these once rural uses were shown as an Existing ' g
recognize that there was a significant concentrat,�. �orial Land Use and Zoning
location. These uses generally are not to c nt Business Node intending to
�r� of commercial businesses at this
District requirements and were not built : pliance with the Highway 10 Overlay
commercial to develop, A Plannp�' , +n an area the City would normally want
developed between this property and the Existing Business Node.
Office Development for a daycare has been recently
goad transition from the Existing Business Node and the Single Family use provides a
and south.
y uses to the west
To the east of the property is Patrick Country Road which represents
the Existing Business Node and a large Commercial area known a
development. The Ranch includes over a hundred acres of p nts a border between
zoning. This has established the Ranch area dr a mares Co s The Ranch'
Office and Commercial
The
Commercial areas are largely undeveloped or being developed, Commercial Node, The
West of the PUPPlication
West f _- P.PPlication is anothei Commercial Node at the intersection of Chenal
just end Cantrell Road. This Commercial area approximately 100 acres in size
�+nder half developed Recent development of a WalMart Supercenter m
as a catalyst for additional Commercial development at the Chenal Parkway/Cantrellrs
Rvad Commercial Node. Both of the previously mentioned Commer • may serve
located at intersections with Arterials. Typically staff feels that locations
should be located at Intersections to prevent strip development tial Nodes are
negative effects d arterials. t+ons of intense uses
p t patterns and to minimize
The requested change to Commercial could allow for high intensity
between two large Commercial Nodes. Already between these nod
Business Node with some businesses. All of these businesses Commercial use in
Planned Zoning District, which results in more control in use es is the Existing
Planned
Commercial west of the Node would allow straight rl i n are zoned through the
resulting a undesirable hdevelopment Nodealong Cantrell c and design. Thea area
family subdivisions. Since beth of the nearbyCommercial mmnd ad acentzoninin the area
completely any additional commercial to the are ad and adjacent to two single -
change ei any additional
a this location woolacoulde Nodes have not developed
a could be viewed as premature. q
Pattern along Cantrell Road through this section of rroadway� commercial development
K,
January 5, 2006
SUBDIVISION
ITEM NO.: 10 Cont. FILE NO.: LU05-19-03
Addition of Commercial at this location would introduce the potential of non-residential
activities adjacent to new, potential and established residential area. Since new
subdivisions have been platted and constructed in recent years, and the future plan has
indicated Single Family development for this property, the change may have a negative
impact on the surrounding area. There is an existing large -lot single-family subdivision
to the south and southeast with more traditional suburban subdivisions to the west and
further to the south. Beyond these subdivisions is undeveloped land shown for
Multifamily that is intended to provide the buffer from Commercial and Suburban Office
areas located at Chenonceau Boulevard.
Developing and redeveloping areas surround the application area. Office, commercial,
multifamily, single-family and public/quasi-public uses are developing around the site.
The area requesting the change has adjacent uses (single-family), which have been
in-place for decades. While the actual businesses may have changed, the use type has
been in place for years. A change from Single Family to Commercial would well be
detrimental to the established single-family homes and be the domino effect to line
Cantrell Road with strip commercial.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Aberdeen Court, Bayonne
Place, Johnson Ranch and Maywood Manor. Staff has received no comments from area
residents or neighborhood groups.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate. There are still abundant available
Commercial opportunities and the City Policy of not lining Arterials with commercial is
still in affect.
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PLAN AMENDMENT
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Case: LU05-19-03
SF TO C
Location: SOUTHWEST CORNER OF HIGHWAY 10
AND NORTON ROAD
OUTSIDE CITY LIMITS
PD: 19 0 455 910 Feet
CT: 42.11
TRS: T2NR14W14
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AREA ZONING
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Case: LU05-19-03
SF TO C
Location: SOUTHWEST CORNER OF HIGHWAY 10
AND NORTON ROAD
OUTSIDE CITY LIMITS
0 445 890 Feet
PD: 19
CT: 42.11
TRS: T2NR14W14