HomeMy WebLinkAboutBoard Comm for Appeal of LU16-03-01OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
AUGUST 16, 2016 AGENDA
Subject
An appeal of the Planning
Commission’s denial of a
requested Land Use Plan
Amendment from RL to
NC at 6100/6108 Cantrell
Road (LU16-03-01).
Submitted by:
Department of Planning
and Development
Action Required
Ordinance
Resolution
Approval
Information Report
Approved By
Bruce Moore
City Manager
SYNOPSIS The applicant, Quattlebaum, Grooms & Tull, PLLC by
Grant M. Cox, is appealing the Planning Commission’s
denial of a requested Land Use Plan changes from RL to
NC.
FISCAL IMPACT None
RECOMMENDATION Staff recommends denial of the requested NC Land Use
change. The Planning Commission voted to recommend
denial of the requested NC Land Use Change by a vote of
0 for, 9 against, 1 absent, and 1 recusal (Belt).
BACKGROUND There is a PK/OS strip that is on the north side of Cantrell
for five blocks from University Street to the east to Polk
Street. This separates the Commercial from Cantrell Road
as is treated as a no access strip. There are no driveways
entering the businesses to the north through this strip. The
businesses either have access from the side streets or
“R” Street which is parallel to University. It would be
logical to continue the pattern with a PK/OS strip to not
allow access from Cantrell.
2
BACKGROUND
CONTINUED
Nothing in the rezoning application dictates that this will
not be developed as two separate lots with two separate
businesses. That could mean that there would be more
driveways in and out of the site. Access from the alley
would be a better point of access for this property and
would continue the access pattern of the PK/OS and
Commercial property to the east.
Staff is concerned that additional properties in this area of
Cantrell will desire to change to Commercial if this corner
is changed. West of University, Cantrell Road is strictly
residential on both sides of the road until North Hughes
Street. Being on an arterial street does not dictate that a
property must be non-residential. Examples are Markham,
Rodney Parham and Cantrell Roads to name a
few. University has historically be the line to keep non-
residential uses to the east. Nothing has changed to justify
changing this pattern of showing residential uses on the
Land Use Plan west of University.
This neighborhood is an established neighborhood that was
developed in the early to mid-twentieth century. The
commercial strip, prior to the 1950s, was strictly along the
south side of Kavanaugh from University to Polk Street.
That commercial strip is currently occupied by small
businesses. The commercial zoning and Future Land Use
was expanded over time to the south to a line just north of
Cantrell Road and is occupied by a variety of businesses
and a large church. Before, single family houses filled the
one and a half blocks south of Kavanaugh. Commercial
vacancy rates are low, but there is turnover of spaces that
allow for new businesses in the area.
This area is very desirable for single family dwellings and
the demand is great by the evidence of redevelopment of
lots over the past twenty years to more current architectural
styles and sizes of single family homes. The availability of
lots to build single family homes is practically non-existent.
Notices were sent to the following neighborhood
associations: Heights, Kingwood, Normandy-Shannon,
Forest Park, and South Normandy Neighborhood
Associations. Staff has received no comments from area
residents.