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HomeMy WebLinkAboutminutes withdrawnMarch 15, 2007 ITEM NO.: F Name: Location: Request: Source: ILE NO.: LU06-19-08 Land Use Plan Amendment - Chenal Planning District South of Cantrell Road, east of Joe T. Robinson school Low Density Residential, Suburban Office, and Single Family to Mixed Office Commercial Tim Daters, White-Daters & Associates, Inc. PROPOSAL / REQUEST: The applicant has requested that this item be deferred to the December 21, 2006 agenda. Staff is supportive of this request. PLANNING COMMISSION ACTION: (NOVEMBER 9, 2006) The item was placed on the consent agenda for deferral at the request of the applicant to December 21, 2006. By a vote of 9 for, 0 against (Rahman, Allen absent) the consent agenda was approved. STAFF UPDATE: The applicant has requested this item be deferred to the February 1, 2007 hearing to give staff more time for review. Staff is supportive of the request. PLANNING COMMISSION ACTION: (DECEMBER 21, 2006) The item was placed on consent agenda for deferral to February 1, 2007. By a vote of 11 for, 0 against the consent agenda was approved. STAFF UPDATE: PROPOSAL/REQUEST: Land Use Plan amendment in the Chenal Planning District from Low Density Residential, Suburban Office, and Single Family to Mixed Office Commercial (MOC). Mixed Office Commercial provides for a mixture of office and commercial uses to occur. A Planned Zoning District is required in MOC. There is not a specific use proposed. March 15, 2007 ITEM NO.: F {Cont.} FILE NO.: LU06-19-08 Staff is not expanding the application since the Land Use Plan in this area was reviewed within eighteen months ago. EXISTING LAND USE AND ZONING: The property is rural and adjacent but outside of the city limits. It is currently zoned R-2 Residential and is 15.16 acres ± in size. To the north, south and west is all zoned R-2 Residential. To the west of this site is zoned R-2 with a Conditional Use Permit for the Joe T. Robinson Middle School and High School. To the south is zoned R-2 for several Chenal subdivisions. North of this site is zoned R-2 for future development and a Conditional Use Permit for Winfield United Methodist Church. To the east is C-1 Commercial zoning and R-2, but the land is currently occupied by several manufactured homes. Further east is the intersection of Cantrell Road and Chenal Parkway. This whole intersection is zoned C-3 General Commercial. This intersection has been partially developed with a gas station, a storage facility, and a Wal-Mart center. The southwest corner of this intersection is still vacant and undeveloped. There is a Planned DevelopmentOffice on the north side of Cantrell about half a mile west of the application area. This PDO is for Gillum Photography Studio. There is also some 0-2 and 0-3 zoned land to the north and south of the Chenal/Cantrell intersection, and this land is all undeveloped. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The amendment area is currently shown as Single Family on the southern portion, Low Density Residential on the western portion, and Suburban Office on the eastern portion. To the west of the amendment area is planned Public Institutional, to the north of the site is planned Single Family and Suburban Office, and to the east of the site is planned Suburban Office. South and southeast of this area is more Single Family. There is also a large Commercial node to the east of this area at the Chenal/Cantrell intersection with some Office and Multi Family. 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 future Planned District development 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 and allow future Planned District development for this area. 2 March 15, 2007 ITEM NO.: F (Cont.Y FILE NO.: LU06-19-08 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 future Planned District development in this area. Ordinance 19448 on December 5, 2005 at the intersection of Morgan Cemetery Road and Cantrell was changed from Single Family to Transition to accommodate a proposed development. Ordinance 19292 on April 5, 2005 changed multiple areas in this region. This current application site was changed from Public Institutional to Single Family and Low Density Residential. At the intersection of Highway 300 and Cantrell, an area was changed from Public Institutional, Neighborhood Commercial, and Single Family to Suburban Office under this ordinance. On Chenonceau, an area 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 strips along the road to Commercial. South of Cantrell on Chenal was changed from Park/Open Space to Single Family. 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 to better reflect the future development pattern along Highway 10. 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 made multiple changes. Most of the changes were to promote this intersection for future commercial uses. 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 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. 3 March 15, 2007 ITEM NO.: F (Cont. FILE NO.: LU06-19-08 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. 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 primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. This street may require dedication of right-of- way and may require street improvements. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. M March 15, 2007 NO.: F !Cont. BICYCLE PLAN: FILE NO.: LU06-19-08 A Class II bike route is planned for Cantrell Road according to the Master Street Plan. A Class II bikeway is located on the street as either a 5 shoulder or six foot marked bike lane. Additional paving and right of way may be required. PARKS: According to the Master Parks Plan, this area is within eight blocks of a park or an open space. The Joe T. Robinson Middle and High Schools are both adjacent to the amendment property. The Master Parks Plan included all schools as part of their buffering process to determine whether property is within eight blocks of a park. To the south of this site is a Duquesne Place Property Owner's Association Park, and to the north of Highway 10 there are the Joe T. Robinson Elementary School recreation areas. 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 application area is just outside of Little Rocks city limits. This site has been home to the Joe T. Robinson Schoors gymnasium and ballparks for many years. The vicinity has been rural with single-family residences scattered along Highway 10 for many years. Now, this area is very close to the growing subdivisions of western Little Rock including the neighborhoods of Chenal Valley. The new residences have prompted development in the form of churches and a new Wal-Mart. The major intersection of Chenal Parkway and Cantrell Road has also experienced change in the past ten years. Along with a Wal-Mart Super Center, this intersection now has a gas station, mini storage facilities, and multi -family housing. While the Chenal/Cantrell intersection used to be considered far from the City of Little Rock, the city limits have expanded west far enough that this area now is within the current city limits. Staff recently reviewed this general area (in 2005). As a result of that study, several areas along Cantrell Road from east of Taylor Loop to the Joe T Robinson Schools, including the current application area, were amended under Ordinance 19292. This review and the City's current policy is to maintain the'Node' concept along Highway 10 (Cantrell Road), with commercial nodes at arterial -arterial intersections. The area is still in the early stages of urban -suburban development with many areas undeveloped. 5 March 15, 2007 ITEM NO.: F (Cont.) FILE NO.: LU06-19-08 The applicant in support of the application provided Staff with a resolution from the County School District support the future commercial use of the site in question. In addition, the applicant has stated the due to the costs of site `clean-up' from the pervious public -quasi public use the site must be developed at a more intense use (commercial). The City of Little Rocks Future Land Use Plan is designed to meet all of the needs of an area's residents: commercial, residential, recreational, etc. The Commercial, Office, and other non-residential areas that are planned for the Chenal/Cantrell intersection have been in place for many years in anticipation of new residential developments in this area. The most recent review was completed in mid -2005, as part of a review of the Highway 10/Cantrell Corridor requested by the Little Rock Board of Directors. The application site had been shown for Public Institutional, and was changed to the current Suburban Office, Low Density Residential, and Single Family as part of the review. Also at this intersection a small Neighborhood Commercial area was changed to Suburban Office since the intersection had been down graded to a Collector -Arterial intersection an a large amount of Commercial and Office had been added to the Chenal -Cantrell intersection a few years prior. The former use of the application property was of a Public Institutional nature. A low intensity institutional use would be seen as similar to the former use. This area is immediately adjacent to a Single Family subdivision, and that needs to be taken into consideration where this property is concerned. The Low Density Residential, which is currently proposed on the plan for this area, would provide alternate housing options and a good neighbor to the existing uses to the west and south. There are various locations near the application area that are already zoned and planned for office or commercial uses. The intersection of Chenal Parkway and Cantrell Road is half a mile east of this application area. This is the major intersection with a large area of Commercial use shown and currently zoned. There is a new Wal-Mart Super Center at the intersection, but the rest of the Commercial at this location is vacant and undeveloped. There is currently vacant undeveloped land zoned and planned for Office at the intersection of Highway 300 and Chenal Parkway. An additional vacant Office land located south of the Cantrell/Chenal intersection. While there have been hundreds of permits issued for single family additions in the past few years, very few have come through for office or commercial 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. Since 2002 there have only been five permits issued for commercial buildings in this census tract. Most of these permits were for development at the Chenal/Cantrell Road intersection. Because there is still a large amount of undeveloped Office and Commercial land available in the area, supply appears to be adequate to meet the area's needs in the coming years. The available parcels of land as mentioned above are all focused around the intersection of Chenal L March 15, 2007 ITEM NO.: F (Cont.) FILE NO.: LU06-19-08 permits issued for commercial buildings in this census tract. Most of these permits were for development at the Chenal/Cantrell Road intersection. Because there is still a large amount of undeveloped Office and Commercial land available in the area, supply appears to be adequate to meet the area's needs in the coming years. The available parcels of land as mentioned above are all focused around the intersection of Chenal Parkway and Cantrell Road. This is an example of a node of development along Cantrell Road and for the Land Use Plan done for Chenal Properties in the 1980s for the areas to the south and southeast. As Cantrell has developed, the City has tried to maintain the Node concept as the development pattern. The most intensive uses are generally focused at major intersections such as the one at Chenal and Cantrell. NEIGHBORHOOD COMMEN Notice was sent to the following neighborhood association: Duquesne Place POA. Staff has received no comments from area residents at this time. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. The information provided to support the application does not show an increase in need to justify an intensification of use at this time based on the conditions. PLANNING COMMISSION ACTION: (FEBRUARY 15, 2007) The applicant was not present, therefore the Commission moved to defer the item to March 15, 2007. By a vote of 8 for, 0 against and 3 absent the item was deferred. STAFF UPDATE: There have been no changes to this application. PLANNING COMMISSION ACTION: (MARCH 15, 2007) The item was placed on consent agenda for withdrawal. By a vote of 8 for, 0 against and 3 absent the consent agenda was approved. 7 Area Zonin Case: LU06-19-08 Location:_ South of Cantrell, East of Joe T. Robinson SF, SO, LDR to MOC Outside Of City Limits PD: 19 CT: 42.11 0 450 900 Feet TRS:' 874. Plan Amendment Case: LU06-19-08 Location: South of Cantrell, N East of Joe T. Robinson SF, SO, LDR to MOC Outside Of City Limits PD: 19 CT: 42.11 0 450 900 Feet Vicinity Map