HomeMy WebLinkAboutstaff reportOctober 21, 2004
ITEM NO.: 6 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
October 21, 2004
ITEM NO.: 6 (Cont.) FILE 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.
PARKS:
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.
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October 21, 2004
ITEM NO.: 6 (Cont) FILE NO.: LU04-21-01
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
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
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October 21, 2004
ITEM NO.: 6 (Cont.) FILE NO.- LU04-21-01
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,
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.
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October 21, 2004
ITEM NO.: 6 (Cont.) FILE NO.: LU04-21-01
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate due to development trends in the area.
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