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HomeMy WebLinkAboutstaff report october meetingOctober 26, 2006 ITEM NO.: J FILE NO.: LU06-19-06 Name: Land Use Plan Amendment - Chenal Planning District Location: Norton Road, just south of Cantrell Road Request: Single Family to Suburban Office Source: Chris Flake PROPOSAL/REQUEST: Land Use Plan amendment in the Chenal Planning District from Single Family to Suburban Office. Suburban Office represents services that are low intensity in nature. A Planned Zoning District is required. The applicant wishes to change the property to Suburban Office to start a new daycare facility. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include area immediately north of this property to include the existing daycare. It is thought that the additional area would make the boundaries more logical. EXISTING LAND USE AND ZONING: The area is mostly residential along Norton Road and is currently zoned R-2 Residential. It is outside the city limits and is 1.8 acres in size. The northern portion of the amendment is a Planned Development for Office; this is the applicant's current daycare that he wishes to expand. The surrounding area to the south and the southwest is all zoned R-2 Residential and has single-family residences developed on it. To the immediate east of the amendment area is a Planned Commercial Development for a Mexican restaurant La Palapa. To the northeast, across Cantrell, is another Planned Commercial Development for a liquor store and an auto shop. To the north and northwest, across Cantrell, is another Planned Commercial Development for an auto repair shop and 0-1 Office which appears to be vacant. Further east along Cantrell are several more Planned Commercial Developments. Two of these are houses with approval for commercial uses, and one is for sale. At the corner of Cantrell Road and Patrick Country Road is another Planned Commercial Development which is where Saddle Creek Church is located. About a mile east of Norton Road is the intersection of Cantrell Road and Chenonceau Boulevard. The eastern side of this intersection has begun development with the 1St Security building on the north and a shopping center on the south, but for the most part, this intersection is undeveloped. There is quite a bit of vacant office and commercial land available here. October 26, 2006 SUBDIVISION ITEM NO.: J (Cont.) FILE NO.: LU06-19-06 FUTURE LAND USE PLAN AND RECENT AMENDMENTS: This area is currently planned for Single Family. To the west and south of this area is also planned for Single Family. Immediately to the east and to the northeast are planned Business Nodes for the existing businesses. To the northwest is planned for Office and Suburban Office. Suburban Office is also planned to the east of this area just on the other side of the Business Node. To the northeast at Patrick Country Road and Cantrell is planned for Public Institutional for the Saddle Creek Church. At the intersection of Chenonceau and Cantrell there is a mix of Commercial and Office planned. In this area, that was just described, there is a total of 26 acres planned for Suburban Office and 50 acres planned for Office that is either vacant or undeveloped. Ordinance 19577 on August 15, 2006 amended the area at the southeast corner of Chenal Parkway and Arkansas Systems Drive from Office to Mixed Office Commercial. This was to allow for the development of a bank and a three story building with 31 percent commercial. Ordinance 19581 on August 15, 2006 amended the area at the northwest corner of Rahling Road and Chenal Valley Drive from Office to Mixed Use for a shopping center at this location. Ordinance 19584 on August 15, 2006 amended the area at the southwest corner of Rahling Road and Champlin Drive from Mixed Use to Neighborhood Commercial to more accurately represent the zoning for this area. Ordinance 19559 on June 27, 2006 amended the area on either side of Wellington Hills Boulevard, east of Kirk Road from Office, Neighborhood Commercial and Low Density Residential to Mixed Office Commercial to allow for more Commercial development in this area. Ordinance 19292 on April 5, 2005 changed multiple areas in this region. One of these changes was to the immediate west of the current amendment area. It was changed from Single Family to Public Institutional to recognize the existing uses. To the northeast of the amendment area on Chenonceau was changed from Mixed Office Commercial to Commercial. On Ranch Boulevard, one area was changed from Single Family to Public Institutional and another area was changed from Mixed Office Commercial to Commercial. The property at 5800 Ranch Drive was changed from Mixed Office Commercial to Office. At the northeast corner of Katillus and Cantrell an area was changed from Transition to Suburban Office. Further south on Katillus was changed from Transition to Single Family. All four corners at the intersection of Chenal and Cantrell were changed from Park/Open Space to Commercial. South of Cantrell on Chenal was changed from Park/Open Space to Single Family. At Cantrell Road and 2 October 26, 2006 SUBDIVISION ITEM NO.: J FILE NO.: LU06-19-06 Highway 300 was changed from Public Institutional, Neighborhood Commercial, and Single Family to Suburban Office. On the south side of Cantrell Road at Highway 300 was changed from Public Institutional to Single Family and Low Density Residential. At the northeast corner of the intersection of Highway 300 and Cantrell a change was made from Single Family to Office. These amendments were part of a review of the Highway 10/Cantrell Corridor as requested by the Little Rock Board of Directors. Ordinance 19042 on January 20, 2004 a change was made from Single Family to Commercial west of Norton Road and north of Cantrell road to accommodate for more commercial uses at the intersection of Chenal Parkway and Cantrell. Ordinance 19097 on May 18, 2004 on the south side of Cantrell Road between Chenonceau and west of the Chevaux residential subdivision was amended from Single Family to Office for future development. Ordinance 19053 on February 17, 2004 at the intersection of Chenal and Cantrell and the surrounding areas multiple changes were made. Most of the changes were to promote this intersection for future commercial uses. Ordinance 19039 on January 20, 2004 amended the Office at the southwest corner of Rahling Road and Champlin and on the south side of Rahling Road approximately three hundred feet east of Champlin to Mixed Use for future development. Ordinance 18887 on June 17, 2003 amended multiple areas in the Chenal District. A portion of the Office on the south side of Rahling Road at the intersection of Chenal Valley Drive was changed to Multi Family. A portion of the Single Family and Multi Family on the east side of the extension of Wellington Hills Road was changed to Low Density Residential. The Single Family on the west side of Champlin Road/Wellington Hills Road was amended to Multi Family. These changes were made for future multi family developments and to recognize existing zoning. Ordinance 18678 on June 4, 2002 amended the Single Family on the south side of Cantrell Road on both sides of Drew Lane for approximately 400 feet west and eastward to the Park/Open Space area to Suburban Office. The amendment was made to allow for a new office development in this area. Ordinance 18627 on January 2, 2002 amended the Single Family north and east of the Northfield Road and Chenal Parkway to Commercial. The Single Family south and east of the Northfield Road and Chenal Parkway up to and including the first electrical transmission line easement was changed to Suburban Office. Also, the Single Family along Chenal Parkway east of the before mentioned area and west of Aberdeen Subdivision was amended to Park/Open Space. These changes were made to allow for more future Office and Commercial development. '43 October 26, 2006 SUBDIVISION ITEM NO.: J FILE NO.: LU06-19-06 Ordinance 18561 on September 18, 2001 amended multiple areas in the Chenal District. The Commercial on the southwest corner of the north intersection of Chenal Valley Drive and Chenal Parkway was amended to Single Family. The Low Density Residential and Public Institutional south of Taylor Loop Road and west of Hinson Road was amended to Single Family. The Single Family at the northeast corner of Chenal Valley Drive and Rahling Road was amended to Neighborhood Commercial and Office. These changes were made because a developer wanted to expand a Single Family Residential development. Ordinance 18457 on April 17, 2001 at the southwest corner of Rahling Road and Chenal Parkway was amended from Multi Family, Park/Open Space, Single Family and Community Shopping to Community Shopping. These changes were made to return the Land Use Plan to match the zoning after a PCD was revoked for this area. MASTER STREET PLAN: Cantrell Road is shown as a Principal Arterial on the plan. The front of the property will actually be on Norton Road, which is a Local Street. Local Streets, which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered "Commercial Streets". These streets have a design standard the same as a Collector. Street improvements may be required. BICYCLE PLAN: A Class II bicycle route follows Cantrell Road. A Class II is either on the shoulder or a separate marked lane on the road. PARKS: There are no existing parks in this general area, but the location is within eight blocks of open space according to the Master Parks Plan. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. October 26, 2006 SUBDIVISION ITEM NO.: J Cont.) FILE NO.: LU06-19-06 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 amendment area is on Norton Road and is currently planned for Single Family with a request to change to Suburban Office for a daycare facility. Norton Road is a short local street with six single-family detached houses on it. This residential area has been in place for several years, and staff feels that the residential property needs to be protected from further non-residential development down Norton Road. The current building permit data shows a definite market for single family housing in this census tract. There is a demand for more residential in this area. The existing homes on Norton Road are each on large lots. These could be developed into a smaller lot type subdivision that would be more typical of the surrounding neighborhoods. These large lots could also be maintained in their present state as an alternative to the more typical lot size currently being developed. Suburban Office and Office uses are shown on the Plan within a mile of the amendment area. There are many sites that are already planned and zoned appropriately within this area. Within one mile of this site, there are a total of 26 acres of Suburban Office planned and almost 50 acres of Office planned. Most of this acreage remains undeveloped. Across Cantrell from the amendment area is an eight -acre area that is mostly undeveloped and planned for Suburban Office and is zoned 0-1. To the north of the amendment area off of Valley Ranch Drive is planned for Office and is zoned 0-3. This area is largely undeveloped. East of the amendment area at the intersection of Chenonceau and Cantrell there is an undeveloped eight -acre tract planned Office with 0-2 zoning. Because there is so much undeveloped Office and Suburban Office available in the area, it seems that the demand for more office is not great at this time. While there have been hundreds of permits issued for single family additions in the past few years, very few have come through for office permits in this census tract. Since 2002 there have only been five permits issued for office buildings within this census tract and most were issued for banks. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Aberdeen Court Property Owners Association, Margeaux Property Owners Association and Maywood Manor Neighborhood Association. Staff has not received any comments from area residents. 5 October 26, 2006 SUBDIVISION ITEM NO.: J Cont. FILE NO.: LU06-19-06 STAFF RECOMMENDATIONS: With the availability of Office and Suburban Office land in the area, a change to Suburban Office is not appropriate at this time. D