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HomeMy WebLinkAboutworking staff report June 2, 2016 ITEM NO.: Two FILE NO.: LU16-03-01 Name: Land Use Plan Amendment – West Little Rock Planning District Location: 6100/6108 Cantrell Road Request: Residential Low Density (RL) to Neighborhood Commercial (NC) Source: Quattlebaum, Grooms & Tull, PLLC by Grant M. Cox PROPOSAL / REQUEST: Land Use Plan amendment in the West Little Rock Planning District from Residential Low Density (RL) to Neighborhood Commercial (NC). The Neighborhood Commercial category includes limited small-scale commercial development in close proximity to a neighborhood, providing goods and services to that neighborhood market area. In order to build a new restaurant as a redevelopment on the property the applicant is requesting to amend the Land Use Plan from RL to NC in conjunction with the rezoning of the property from R-2 to C-1 district. EXISTING LAND USE AND ZONING: The property is currently zoned as R-2 and is 0.522 acres ± in size. North of the property is zoned as PDO (Planned District Office) and it is newly constructed bank. The south and west of the property is zoned as R-2 and there are single-family buildings and to the east side of the property is zoned as O-3 and it is a parking lot for the bank located at Grant and Cantrell. The north-east side of the property is zoned as C-3 and there is a general commercial building. Diagonally across the intersection are mostly single family homes on R-2 land with a POD at the intersection with an insurance company located there. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The property is currently shown as Residential Low (RL) on the Land Use Plan. North of the property is shown as Residential Low Density and it is developed with a bank. South and west of the property is shown as Residential Low Density and oc cupied with single family buildings and to the east of the property is shown as Parks/Open Space. To the north-east, the property is occupied with general commercial buildings on a land shown as Commercial. Across the intersection to the south-east are single family buildings on a Residential Medium Density use housing an insurance office. On 07-17-01, a change was made from Single Family to Parks/Open Space to the northwest of the property, west of Normandy Drive with the file number LU01-03-01 and it is amended land use with the ordinance number 18526. MASTER STREET PLAN: Cantrell Road is shown as a Principal Arterial. University Avenue north of Cantrell is shown as a Collector on the Master Street Plan while University Avenue south of Cantrell is shown as a Principal Arterial. Principal Arterial The primary function of a Principal Arterial Street is to serve through traffic and to connect major traffic generator or activity centers within an urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. This street may require dedication of right- of-way and may require street improvements for entrances and exits to the site. Collector Road The primary function of a Collector Road is to provide a connection from Local Streets to Arterials. This streets may require dedication of right-of-way and may require street improvements for entrances and exits to the sites . BICYCLE PLAN: A Class II Bike Lane is located on North University Avenue as either a five foot shoulder or six foot marked bike lane from Kavanaugh Street south to Markham Street . Additional paving and right of way may be required. PARKS: There are no city parks at the vicinity that would be affected by this amendment. HISTORIC DISTRICTS: There are no city recognized historic districts at the vicinity that would be affected by this amendment. ANALYSIS: There is a PK/OS strip that is on the north side of Cantrell for five blocks fr om 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. 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 th e 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. NEIGHBORHOOD COMMENTS: 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. STAFF RECOMMENDATIONS: Staff believes the change is/is not appropriate. Legal Ad and Agenda Item LU16-03-01 A Land Use Plan Amendment in the West Little Rock Planning District on 6100/6108 Cantrell Road, Lots 1,2,3 and the E1/2 of Lot 4 of Sec 36 T2N R13W from Residential Low Density (RL) to Neighborhood Commercial (NC). LU16-12-02 A Land Use Plan Amendment in the West Little Rock Planning District on 6100/6108 Cantrell Road, Lots 1,2,3 and the E1/2 of Lot 4 of Sec 36 T2N R13W from Residential Low Density (RL) to Neighborhood Commercial (NC). April 28, 2016 Quattlebaum, Grooms & Tull, PLLC 111 Center Street, Suite 1900, Little Rock, AR 72201 Dear Mr. Cox, Your application for a Land Use Plan Amendment, LU16-03-01, at 6100 / 6108 Cantrell Road will be heard before the Planning Commission on June 2, 2016. The hearing will be held in the Board Room on the second floor of City Hall at 500 West Markham. The meeting will begin at 4:00 p.m. Below are neighborhood associations that we encourage you to contact concerning your application: Heights Neighborhood Association Norman Hodges PO Box: 7228, LR 72207 Kingwood Neighborhood Association Gary Simmons 2424 Blackwood, LR 72207 Normandy-Shannon Property Owners Association Mr. Michael McQueen 7 Ken Circle, LR 72207 Forest Park Neighborhood Association Mr. Matt Largen 1718 North Grant Street, LR 72207 South Normandy Property Owners Associations John Greer 14 Lenon Drive, LR 72207 Your amendment will be item Two on the agenda. The Planning Commission does request that you or your agent be present. NOTICE OF PUBLIC HEARING BEFORE THE LITTLE ROCK PLANNING COMMISSION ON A REQUEST FOR AMEND CHANGE OR DEVELOPMENT OF LAND Heights Neighborhood Association Norman Hodges PO Box: 7228 Little Rock, AR 72207 NOTICE IS HEREBY GIVEN THAT an application for a Land Use Plan Amendment at 6100/6108 Cantrell Road property has been filed with the Department of Planning and Development. The proposed change is from Residential Low Density (RL) to Neighborhood Commercial (NC). The application was filed by Grant M. Cox, of Quattlebaum, Grooms & Tull, PLLC. A public hearing will be held by the Little Rock Planning Commission in the Board of Directors Chamber, second floor, City Hall, on June 2, 2016 at 4:00 P.M. This notice is provided in order to assure that neighborhood associations are aware of issues that may affect their neighborhood. Information requests should be directed to the Planning staff at 371-4790. Residential Low Density (RL): Residential Low Density allows for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. Neighborhood Commercial (NC): Neighborhood Commercial category includes limited small-scale commercial development in close proximity to a neighborhood, providing goods and services to that neighborhood market area. Sincerely, Brian Minyard Urban Designer April 15, 2015 Thomas Pownall Thomas Engineering 3810 Lookout Road North Little Rock, AR 72116 Dear Thomas Pownall, Enclosed is a copy of your item that is a part of the agenda for the April 21, 2016 Planning Commission meeting. If there are any questions, please call me at 371-4483. Sincerely, Brian Minyard Urban Designer encl. ____________ Thomas Pownall Thomas Engineering JJJ KKK DO NOT SEND THIS LETTER UNTIL AFTER THE AGENDA STAFF MEETING HAS DECIDED WHICH BOD MEETING IT IS GOING TO. Dear Thomas Pownall, On April 21, 2016 , the Planning Commission heard your request for a Land Use Plan Amendment, LU16-12-01, at West side of Shackleford Road north of Colonel Glenn Road. This action was approved/denied by the Planning Commission that evening. Approved This item has been forwarded to the Board of Directors for a hearing. This letter is to inform you that the item will be heard at the _______, Little Rock City Board of Directors meeting. The Board of Directors meets on the second floor of City Hall, 500 West Markham Street, and starts at 6:00. This is a public meeting, and you are encouraged to attend. Other Interested parties are allowed to speak in favor or opposition to the plan change. Please be prepared to answer questions if they arise. Denial You may appeal that decision to the Little Rock City Board of Directors via the City Clerk. Contact the City Clerk at 371-6803 for further information. You have thirty (30) days to appeal that recommendation. Please remove the Land Use Plan Amendment notice sign from your property within 10 days after the Board of Directors hears your item. We may remove the sign if you do not. If there are any questions, please feel free to call. Sincerely, Brian Minyard Urban Designer __________________ Speaker at meeting Dear Sir/Madam, A Land Use Plan Amendment, LU16-12-01, concerning property in your area was heard at the recent Planning Commission meeting April 21, 2016. The Planning Commission that evening approved/denied this action. Approved This item has been forwarded to the Board of Directors for a hearing. This letter is to inform you that the item will be heard at the _______ Little Rock City Board of Directors meeting. The Board of Directors meets on the second floor of City Hall, 500 West Markham Street, and starts at 6:00. This is a public meeting, and you are encouraged to attend. Other interested parties are allowed to speak in favor or opposition to the plan change. Please be prepared to answer questions if they arise. Denial - send when appealed. This item has been appealed to the Board of Directors for a hearing. This letter is to inform you that the item will be heard at the _______, Little Rock City Board of Directors meeting. The Board of Directors meets on the second floor of City Hall, 500 West Markham Street, and starts at 6:00. This is a public meeting, and you are encouraged to attend. Other interested parties are allowed to speak in favor or opposition to the plan change. Denial - send after 30 days. That decision has not been appealed to the L ittle Rock City Board of Directors via the City Clerk. No changes will be made to the Future Land Use Plan as a result of that filing. If there are any questions, please feel free to call. Sincerely, Brian Minyard Urban Designer NOTICE OF PUBLIC HEARING BEFORE THE LITTLE ROCK PLANNING COMMISSION ON A REQUEST FOR A FUTURE LAND USE PLAN AMENDMENT TO ALL RESIDENTS IN THE VICINITY OF THE PROPERTY AT: GENERAL LOCATION OR ADDRESS: West side of Shackleford Road north of Colonel Glenn Road OWNED BY/APPLICANT: Thomas Pownall, Thomas Engineering REQUEST: A Land Use Plan amendment (LU16-11-01) in the I-430 West Planning District from Residnetial High Density and Park Open Space to Service Trades District STD. NOTICE IS HEREBY GIVEN THAT an application for a Future Land Use Plan Amendment of the above property has been filed with the Department of Planning and Development. A public hearing will be held by the L. R. Planning Commission in the Board of Directors Chamber, second floor, City Hall, on April 21, 2016 at 4:00 P.M. This notice is provided in order to assure that area residents are aware of issues that may affect their neighborhood. Information requests should be directed to the Planning Staff (Brian Minyard) at 371-4790. NOTICE OF PUBLIC HEARING BEFORE THE LITTLE ROCK PLANNING COMMISSION ON A REQUEST FOR A FUTURE LAND USE PLAN AMENDMENT TO ALL RESIDENTS IN THE VICINITY OF THE PROPERTY AT: GENERAL LOCATION OR ADDRESS: West side of Shackleford Road north of Colonel Glenn Road OWNED BY/APPLICANT: Thomas Pownall, Thomas Engineering REQUEST: A Land Use Plan amendment (LU16-11-01) in the I-430 Planning District from Residential High Density and Park Open Space to Service Trades District STD. NOTICE IS HEREBY GIVEN THAT an application for a Future Land Use Plan Amendment of the above property has been filed with the Department of Planning and Development. A public hearing will be held by the L. R. Planning Commission in the Board of Directors Chamber, second floor, City Hall, on April 21, 2016 at 4:00 P.M. This notice is provided in order to assure that area residents are aware of issues that may affect their neighborhood. Information requests should be directed to the Planning Staff (Brian Minyard) at 371-4790.