HomeMy WebLinkAboutboard of directors itemsOFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
MAY 7, 2013 AGENDA
Subject Action Required Approved By
Approval of Land Use Plan
Amendment in the Ordinance
8200-8300 block of Resolution
Cantrell Road. Approval
(LU13-03-01) Information Report
Submitted By:
Planning and Development Bruce Moore
SYNOPSIS
To approve Land Use Plan changes in the 8200-8300 block
of Cantrell Road (LU13-03-01).
FISCAL IMPACT
none
RECOMMENDATION
Staff recommended denial. The Little Rock Planning
Commission voted 6 for, 3 against, 1 absent and 1 open
position to approve the changes.
CITIZEN
The following Neighborhood Association was contacted:
PARTICIPATION
Robinwood Neighborhood Association. Three comments
were received solely concerning the Future Land Use Plan
amendments.
BACKGROUND
Cantrell Road from this site west is all residential use or
Park/Open Space on the Future Land use Plan. To the east,
to Perryville Road is shown as Commercial with a mixture
of Multi -family and Office located behind. From
Perryville to the bottom of Cantrell Hill in Riverdale, the
frontage along Cantrell is residential with the exception of
the Kavanagh and Cantrell intersection. That being said,
the section of Cantrell from Perryville to this site forms on
large node of Commercial almost one and one-quarter
miles in length that includes the Mississippi and Cantrell
intersection. Stripping out the reminder of Cantrell Road
is not a sound planning principal.
BACKGROUND
CONTINUED
Conversion of part of the Residential Low Density areas to
commercial resulting in a more "strip" commercial
development along arterial streets can have negative traffic
impacts. Cantrell Road in the area of the application is
already at 35,000 ADT when the design value is
25,000 ADT (average daily trips).
The commercial mentioned above is all developed with no
vacant parcels to Staff's knowledge. It is occupied with a
variety of uses from banks, retail shops, shopping centers,
apartments and restaurants. This strip of Commercial has
not significantly changed in the recent past. This is a
stable developed section of Little Rock with both viable
residential and non-residential uses. Changes have been
made in the tenant composition, but no major expansion or
contraction in the area since the 1997 amendment.
In 1997, the area across the road at 8315 Cantrell was
changed to Office for an office development. Prior to that,
it was shown as Residential Low Density, zoned R-2, and
was an isolated single family use surrounded by a
commercial shopping center and a regional park. The park
serves as a transition from the intense commercial
"Pavilion in the Park" on the east to the Single Family
homes to the west. 8315 Cantrell was supported in 1997
because the large institutional use of the park and reservoir
on its' western border would stop the progression of
non-residential uses to the west. However, the north side
of the road does not have a large public park, institutional
use or similar development as the Park on the south side to
halt the progression of commercialization to the west.
F)
FILE NO.: LU13-03-01
Name: Land Use Plan Amendment — West Little Rock Planning District
Location: 8200-8300 Block of Cantrell Road
Request: Residential Low Density to Commercial
Source: Lewis Bunch, Heights Real Estate Company
PROPOSAL/REQUEST:
A Land Use Plan amendment in the West Little Rock Planning District from Residential
Low Density 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 application is for general commercial development.
EXISTING LAND USE AND ZONING:
The property has three single family houses on it and is currently zoned R-2 Single
Family on 3.62 acres. The application area is the southern portion of the property: the
frontage along Cantrell. To the north and west are single family homes zoned R-2 and
to the southwest are Reservoir Park and the reservoir zoned PR and R-2 respectively.
To the east is a combination of C-3 General Commercial with retail stores, MF -18
Multifamily and 0-2 Office and Institutional uses which are developed with multi -family
housing. To the southeast is more C-3, C-1 Neighborhood Commercial, 0-3 General
Office and PRD Planned Residential Development which are developed with the
Pavilion in the Park development, apartments, elderly housing, offices and patio homes,
respectively.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The property is currently shown as RL Residential Low Density. To the north and west
is also RL Residential Low Density. To the east is C Commercial on both sides of
Cantrell Road. Across Cantrell Road to the south are O Office and PK/OS Park / Open
Space.
August 17, 1999, a change was made from Multifamily to Office 800 feet south and east
of the site at 2300 Andover Court.
March 18, 1997, A change from Single Family to Office at 8315 Cantrell across Cantrell
from the application site.
FILE NO.: LU13-03-01 Cont.
MASTER STREET PLAN:
Cantrell Road is shown as a Principal Arterial at this location. 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.
BICYCLE PLAN:
There is a proposed Class I bike route that goes along the western portion of this
property in question. It is planned to go through Reservoir Park and then travel
northward to the Arkansas River and parallel Jimmerson Creek. A Class I bikeway is
built separate from or alongside a road. Additional paving and right of way may be
required.
PARK.q.
This area is served by Reservoir Park which is across Cantrell Road form this site.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this amendment.
ANALYSIS
Cantrell Road from this site west is all residential use or Park/Open Space on the Future
Land use Plan. To the east, to Perryville Road is shown as Commercial with a mixture
of Multi -family and Office located behind. From Perryville to the bottom of Cantrell Hill
in Riverdale, the frontage along Cantrell is residential with the exception of the
Kavanagh and Cantrell intersection. That being said, the section of Cantrell from
Perryville to this site forms on large node of Commercial almost one and one-quarter
miles in length that includes the Mississippi and Cantrell intersection. Stripping out the
reminder of Cantrell Road is not a sound planning principal.
Conversion of part of the Residential Low Density areas to commercial resulting in a
more "strip" commercial development along arterial streets can have negative traffic
impacts. Cantrell Road in the area of the application is already at 35,000 ADT when the
design value is 25,000 ADT (average daily trips).
The commercial mentioned above is all developed with no vacant parcels to Staff's
knowledge. It is occupied with a variety of uses from banks, retail shops, shopping
centers, apartments and restaurants. This strip of Commercial has not significantly
changed in the recent past. This is a stable developed section of Little Rock with both
viable residential and non-residential uses. Changes have been made in the tenant
i►%
FILE NO.: LU13-03-01 (Cont.
composition, but no major expansion or contraction in the area since the
1997 amendment.
In 1997, the area across the road at 8315 Cantrell was changed to Office -for an office
development. Prior to that, it was shown as Residential Low Density, zoned R-2, and
was an isolated single family use surrounded by a commercial shopping center and a
regional park. The park serves as a transition from the intense commercial "Pavilion in
the Park" on the east to the Single Family homes to the west. 8315 Cantrell was
supported in 1997 because the large institutional use of the park and reservoir on its'
western border would stop the progression of non-residential uses to the west.
However, the north side of the road dogs not have a large public park, institutional use
or similar development as the Park on the south side to halt the progression of
commercialization to the west.
The Commercial developments and residential developments along the north side of
Cantrell have been in place for decades.
NEIGHBORHOOD COMMENTS:
Notices were sent to the Robinwood neighborhood association.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.
PLANNING COMMISSION ACTION: (JANUARY 10, 2013)
This item was placed on the consent agenda for deferral to the February 21, 2013
agenda and was deferred with a,vote of.9 ayes, 0 nays, 1 absent and 1 open position.
PLANNING COMMISSION ACTION: (FEBRUARY 21, 2013)
This item was placed on the consent agenda for deferral to the April 4, 2013 agenda
and was deferred with a vote of 9 ayes, 0 nays, 1 absent and 1 open position.
STAFF UPDATE:
The applicant has made revisions to the proposed Land Use Plan Amendment and
Rezoning requests. The revisions, along with revised sketches and staff
recommendations will be presented at the April 4, 2013 public hearing.
M
NO.: LU13-03-01 (Cont.
PLANNING COMMISSION ACTION: (APRIL 4, 2013)
Monte Moore made a brief presentation along with the zoning application presentation.
See file Z-8889 for more details.
Jeff Yates made a presentation and focused on infill and redevelopment of mid -city
areas.
Scott Christie spoke in opposition to the both applications.
Jennifer Kidel, from Robinwood NA, was opposed to the both items. Her P.O.A. voted
to oppose the action in a neighborhood association meeting. She spoke of 35,000 s.f.
of rental space that is open in the area, 19,000 if you did not count the existing shopping
center.
Don Hamilton spoke in opposition to both applications.
Allen Snook spoke against the application and stated that he purchased his property
based on the existing zoning patterns.
Ruth Bell of the League of Women Voters, was concerned with the application that
takes residential and attaches it to the commercial. She is worried about commercial
creep to the west and stripping out Cantrell Road.
Jeff Yates spoke that he wanted to match the south side of the street that has already
been changed to non-residential. He said that the times and changed and that
conditions had changed.
Ernie Peters, traffic engineer, spoke of the traffic plan and moderate changes to the
traffic that the new commercial area would have on the existing traffic.
A motion was made to approve the changes to the land Use Plan and the motion
passed with a vote of 6 ayes, 3 noes, 1 abstention and one open position.
4
I ORDINANCE NO.
2
3 AN ORDINANCE TO AMEND THE LAND USE PLAN
4 (16,222) 8200-8300 BLOCK OF CANTRELL ROAD
5 (LU13-03-01) AND FOR OTHER PURPOSES;
6
7 WHEREAS, the Little Rock Planning Commission has reviewed land use
8 Plan and now recommends it for adoption.
9
10 NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS
11 OF THE CITY OF LITTLE ROCK:
12
13 SECTION 1. Part of T2N R13W Sec. 26 in the 8200 — 8300 Block of
14 Cantrell Road on the north side of the road, the Land Use Plan is changed from
15 Residential Low Density to Commercial and Park/Open Space.
16 SECTION 2. Severability. In the event any title, section, paragraph, item,
17 sentence, clause, phrase, or word of this ordinance is declared or adjudged to be
18 invalid or unconstitutional, such declaration or adjudication shall not affect the
19 remaining portions of the ordinance which shall remain in full force and effect as if
20 the portion so declared or' adjudged invalid or unconstitutional was not originally a
21 part of the ordinance.
22 SECTION 3. Repealer. All laws, ordinances, resolutions, or parts of the
23 same that are inconsistent with the provisions of this ordinance are hereby repealed to
24 the extent of such inconsistency.
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[Page 1 of 2]
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PASSED:
2
3
ATTEST:
4
5
6
7
City Clerk
8
9
APPROVED AS TO FORM:
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13
City Attorney
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15
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APPROVED:
Mayor
[Page 2 of 21
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