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HomeMy WebLinkAboutBoard of Directors itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION NOVEMBER 23, 2004 AGENDA Subject I Action Required I Submitted By Land Use Plan Amendment — gOrdinance Burlingame Valley Planning Resolution District — LU04-21-01- Approval 18303 Denny Road, Information Report 18900 and 18904 Kanis Road Bruce Moore SYNOPSIS Land Use Plan amendments in the Burlingame Valley Planning District from Single Family to Neighborhood Commercial for future development. FISCAL IMPACT N/A RECOMMENDATION Planning Staff recommends approval. Planning Commission recommended approval on October 21 (9-0-2 in favor). CITIZEN There are no neighborhood associations in the area of this PARTICIPATION application. BACKGROUND The applicant's property lies in unincorporated Pulaski County in Little Rock's Extraterritorial Planning District. The property is shown as both Neighborhood Commercial and Single Family. Predominately, the area surrounding the property is shown as Single Family with the exception of Neighborhood Commercial following Kanis Road from Denny Road to just past Stewart Road. Just east of the property is an area shown as Public Institutional recognizing an existing church. The property is developed with several single family homes currently zoned R-2 Single Family. Immediately north of the property is land zoned R-2 which remains rural and is developed with several single family homes. Less than a quarter mile to the north is the backside of a suburban single family subdivision not accessible from Denny or Kanis Roads. BACKGROUND CONTINUED Immediately to the west is mostly vacant land zoned R-2 with a couple of single family residences on large lots. On the opposite side of Denny Road is an area zoned C-1 Commercial with two established business, one for the resale of clothing and the second is a hairdresser. Southwest of the area is an area zoned R-2 occupied by the Hebron Baptist Church, a church accessory building, and several single family homes on large country lots. Also to the south west of the property is a parcel zoned C-3 Commercial occupied by a Plantation Services. Immediately south is the intersection of Kanis and Stewart Roads with all corners vacant and zoned R-2. A single family home on a multiple acre lot occupies R-2 land on the southwest and multiple single family homes line the north side of Kanis Road immediately west of the property. The land to the northwest is also zoned R-2, consists of several small homes on rural lots, and further to the northwest is a CUP consisting of an area of land developed with Pulaski Academy's new sports complex. Eventually the land around the ballfields will develop into the Pulaski Academy Campus. Currently 7.3 acres ± of land in this area is shown as Neighborhood Commercial and about 25% of the land is being utilized by commercial uses. This change in the Land Use Plan would result in an addition of 33% more Neighborhood Commercial bringing it to a total of about 10 acres ±. At the present time the amount of Neighborhood Commercial shown seems sufficient, but may not be sufficient for future development. Along with the Wildwood Park for the Performing Arts, additional developments will change the development pattern and character of development along Denny Road in the near future: Pulaski Academy school, proposed YMCA facility, and a proposed Pulaski County Special School district 800 - student elementary school. With these developments, more trips are anticipated along this section of Kanis, Stewart, and Denny. The new activity centers in the area could generate a need for additional Neighborhood Commercial in the area. The overwhelming presence of numerous institutional facilities will help maintain the area's low intensity character. The expansion of the Neighborhood Commercial at Kanis, Denny, and Stewart Roads should satisfy the need for low intensity commercial development serving local demand. 2 ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE BURLINGAME VALLEY PLANNING DISTRICT FROM SINGLE FAMILY TO NEIGHBORHOOD COMMERCIAL; AND FOR OTHER PURPOSES. WHEREAS, as the Little Rock Planning Commission believes it appropriate to amend the plan. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS. SECTION 1. That Single Family between Denny and Kanis Roads north of the existing Neighborhood Commercial at Kanis and Stewart Roads be amended to Neighborhood Commercial. SECTION 2. That the ordinance shall take effect and be in full force from and after its passage and approval. PASSED: ATTEST: City Clerk Mayor Vicinity Map Plan Amendment Case: LU 04-21-01 Location: 18303 Denny Road, 18900/18904 Kanis Road SF to NC N Ward: 7 PD: 21 CT: 42.02 0 100200 400 Feet TRS: T2NR14W35 '4W 7 fj R2 � t> R2 0 Sao 1*46� F.k2 R2 -------------- R2 law 40 R2 a Vicinity Map ft Cl AF r -W Area Z,,Iilllll;4 Case: LU 04-21-01 Location: 18303 Denny Road, 18900/18904 Kanis Road SF to NC ki Ward: 7 PD: 21 CT: 42.02 TRS: T2NR14W35 i A 0 100200 400 Feet FILE NO.: LU04-21-01 Name: Land Use Plan Amendment - Burlingame Valley Planning District Location: 18303 Denny Road, 18900 and 18904 Kanis Road Request: Single Family to Neighborhood Commercial Source: White, Joe PROPOSAL/REQUEST: Land Use Plan amendment in the Burlingame Valley Planning District from Single Family to Neighborhood Commercial. 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. The applicant wishes to utilize existing houses for office uses. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include area the entirety of the land between Denny and Kanis Roads. With these changes, the entirety of the Single Family would be eliminated. It is thought that the additional area would make the boundaries more logical. EXISTING LAND USE AND ZONING: The property is developed with several single family homes currently zoned R-2 Single Family and is 2.3 acres t in size. Immediately north of the property is land zoned R-2 which remains rural and is developed with several single family homes. Less than a quarter mile to the north is the backside of a suburban single family subdivision not accessible from Denny or Kanis Roads. Immediately to the west is mostly vacant land zoned R-2 with a couple of single family residences on large lots. On the opposite side of Denny Road is an area zoned C-1 Commercial with two established business, one for the resale of clothing and the second is a hairdresser. These businesses have different roadway setbacks and share a common wall. Southwest of the area is an area zoned R-2 occupied by the Hebron Baptist Church, a church accessory building, and several single family homes on large country lots. Also to the south west of the property is a parcel zoned C-3 Commercial occupied by a Plantation Services business that specializes in household and workplace plant leasing, maintenance, and sales. Immediately south is the intersection of Kanis and Stewart Roads with all corners vacant and zoned R-2. A single family home on a multiple acre lot occupies R-2 land on the southwest and multiple single family homes line the north side of Kanis Road immediately west of the property. The land to the northwest is also zoned R-2, consists of several small homes on rural lots, and further to the northwest is a CUP consisting of an area of land NO.: LU04-21-01 developed with Pulaski Academy's new sports complex. Eventually the land around the Ballfields will develop into the Pulaski Academy Campus. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: April 17, 2001, A change was made from Multi Family, Park/Open Space, and Single Family to Community Shopping at the southwest corner of Rahling Road and Chenal Parkway to recognize existing zoning after the revocation of a Planned Commercial Development. On May 6, 1997 multiple changes took place on the east side of Chenal Parkway and along Rahling Road within a one mile radius of the property. The applicant's property lies in unincorporated Pulaski County in Little Rock's Extraterritorial Planning District. The property is shown as both Neighborhood Commercial and Single Family. The Single Family Residential category provides for single family homes at densities not to exceed 6 dwelling units per acre. Predominately the area surrounding the property is shown as Single family with the exception of Neighborhood Commercial following Kanis Road from Denny Road to just past Stewart Road. Just east of the property is an area shown as Public Institutional recognizing an existing church. MASTER STREET PLAN: Kanis, Denny, and Stewart Roads are all shown as Minor Arterials on the Master Street Plan. The purpose of a Minor Arterial is to provide connections to and through an urban area. Kanis Road has Special Design Standards from Burlingame Road to Stewart Road, which consists of a two-lane road with a twenty-two foot paved with and four -foot shoulders. This alternative standard has been imposed to protect the areas rural and scenic atmosphere. These streets may require dedication of right-of-way and may require street improvements. Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. WAT.-MRS There are no parks located in the area and the 2000 Parks Master Plan does not indicate any specifics on the future parks in the area. The Little Rock Parks and Recreation Plan identifies this area as the "West District" which mainly consists of private neighborhood parks. In this area a private neighborhood park is not located nearby due to the rural character. However, recently constructed are new ballfields for the Pulaski Academy, which are for private use, and the YMCA has purchased land nearby for new facilities 2 FILE NO.: LU04-21-01 (Cont.) which will be available for a usage fee. Also the Wildwood Park for the performing Arts complex and a proposed Elementary school are located just over a mile northwest of the site. 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 area is located just outside of city limits in unincorporated Pulaski County. Suburban single-family developments complete with curb and gutter are occurring about a quarter mile northeast of the site backing towards Denny Road. The new single family subdivision is approximately 160 feet from Denny Road at it closest point and is screened by dense trees and bushes. Access to the nearby neighborhood is predominately from nearby Chenal Valley Drive and secondary access from Denny Road at Gordon Road a half mile northwest and Wildwood Lane one and a half miles northwest of the site. At the present time Wildwood Lane is built to Collector Standards and Gordon Road is not. Gordon Road is a winding narrow road that connects with Chenal Valley Drive. Gordon Road's intersection is somewhat hidden and it's connectivity to the nearby subdivision is not apparent. Most traffic for this neighborhood utilizes Chenal Valley Drive and Chenal Parkway to exit the development. Wildwood Lane was recently constructed linking the Wildwood Park for the Performing Arts with the nearby subdivision Currently 7.3 acres ± of land in this area is shown as Neighborhood Commercial and about 25% of the land is being utilized by commercial uses. This change in the Land Use Plan would result in an addition of 33% more Neighborhood Commercial bringing it to a total of about 10 acres ±. At the present time the amount of Neighborhood Commercial shown seems sufficient, but may not be sufficient for future development. Along with the Wildwood Park for the Performing Arts, additional developments will change the development pattern and character of development along Denny Road in the near future. First is the recent construction of the Pulaski Academy ballfields and their intent to develop a campus. Secondly is the recent purchase of land for a new YMCA facility. Also property at an undisclosed location near Wildwood Park was recently donated to the Pulaski County Special School district for construction of an 800 -student elementary school. With these developments, more trips are anticipated along this section of Kanis, Stewart, 3 FILE NO.: LU04-21-01 (Cont. and Denny Roads in addition to the trips already generated by the Wildwood Park for the Performing Arts. Furthermore, the 2004 Master Street Plan identifies Gordon Road connecting Denny Road with Chenal Valley Drive at Collector standards. Presently a connection exists that is sub -standard. The improved connection and new activity centers in the area could generate a need for additional Neighborhood Commercial in the area. The improved connection will link the existing neighborhoods to the YMCA, the Pulaski Academy, the elementary school, Wildwood Park, and the Neighborhood Commercial area. The overwhelming presence of numerous institutional facilities will help maintain the area's low intensity character. The expansion of the Neighborhood Commercial at Kanis, Denny, and Stewart Roads should satisfy the need for low intensity commercial development serving local demand. Immediately east of Stewart Road, Kanis Road has a special design standard stretching four miles west to Burlingame Road. This is design standard is intended to preserve the scenic character of Kanis Road through the rural natural environment. Adding the Neighborhood Commercial alongside Denny Road might reduce demand for expansion west on Kanis Road protecting the scenic corridor. Showing this land as Neighborhood Commercial also could lead to commercial development on Denny Road's east side, in turn, creating a small Neighborhood Commercial node at the intersection. This type of Neighborhood Commercial might be discouraged because of the adjacent Public/Institutional and Single Family uses in the area. About a half mile east the Master Street Plan shows a Principal Arterial, Rahling Road, intersecting Kanis Road near Edswood Road. An area of land predominantly undeveloped is shown as Commercial at this intersection. Showing the applicant's property as Neighborhood Commercial will bring the total acreage of Neighborhood Commercial to about ten acres. This should be identified as the limit of Neighborhood Commercial at the Kanis and Denny Roads intersection due to the institutional and single family uses in the area. Additional room for Commercial growth can be focused at the proposed Rahling Road intersection with Kanis Road or at the Kanis Road and Chenal Parkway intersection. Limiting expansion of the Neighborhood Commercial and directing additional Commercial east will preserve Denny Road's character of low intensity and institutional uses. NEIGHBORHOOD COMMENTS: Staff has received one neutral comment from an area resident. STAFF RECOMMENDATIONS: Staff believes the change is appropriate due to development trends in the area. 4 FILE NO.: LU04-21-01 (Cont. PLANNING COMMISSION ACTION: (OCTOBER 21, 2004) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. The applicant offered no additional comments. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. The application was approved. 5