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HomeMy WebLinkAboutminutesMarch 18, 1999 ITEM NO.: 8 FILE NO.: LU99-19-01 Name: Land Use Plan Amendment - Chenal Planning District Location: Chenal Pkwy east of Kirk Road Request: Office to Commercial Source: Baker Kurrus, Winrock Group PROPOSAL / REQUEST: Land Use Plan amendment in the Chenal Planning District from Office to Commercial. The Commercial category includes a broad range of retail and wholesale sales of products, personal services, and general business activities. Commercial activities vary in type and scale, depending on the trade are they serve. CURRENT LAND USE AND ZONING: The property is currently zoned 02 and is approximately 3.5 acres in size. To the north is undeveloped pastureland zoned MF18 and shown as MF on the land Use Plan. To the east of the site, across Kirk Road, is a Texaco Station and other C3 property shown as Commercial. To the south is the new Kroger and proposed shopping center that is shown as Mixed Office Commercial and a PCD. To the east is the Highland Valley United Methodist Church zoned R2 CUP in a Public Institutional Land Use classification. RECENT AMENDMENTS: December 15, 1998, three changes to Public Institutional to recognize area churches as part of the Rock Creek Neighborhood Plan. May 6, 1997, a change from Single Family, Public Institutional, Multi Family, Neighborhood Commercial, Park/Open Space to Single Family, Low Density Residential, Public Institutional, Office, Neighborhood Commercial and Commercial for an area north of Kanis Road and generally east of Chenal Parkway. December 5, 1995, a change from Multi Family, Suburban Office and Neighborhood Commercial to Single Family, Neighborhood Commercial and Suburban Office north of Chenal Parkway and East of Kirk Road. September 19, 1995, various changes in an area west of Chenal Parkway and north of Kanis Road. March 18, 1999 ITEM NO.: 8 (Cont. MASTER STREET PLAN: FILE NO.: LU99-19-01 Chenal Parkway is shown as a Principal Arterial and Kirk Road is shown as a Collector on the plan. This section of Chenal is currently a four lane undivided road, but final plans for the roadway will include medians similar to the other sections of Chenal. PARKS: This site is near the western edge of the Rock Creek Park that lies within the median of Chenal Parkway. BACKGROUND: This section of the city has seen major growth in the past ten years. With this growth, large areas of land have been changed from the original Multi -family classification to more intensive uses, such as commercial anal office. Currently, there is a supply of land that has been classified on the Land Use Plan to these more intensive uses and has not been developed. These areas should be developed before more land is changed to the more intensive uses. NEIGHBORHOOD PLAN: This site is included and is on the western boundary of the Rock Creek Neighborhood Plan. The plan states in an objective of the "Office and Commercial Development Goal" to "Encourage Little Rock, not only in the Rock Creek Neighborhood but also citywide, to adhere to the adopted land Use Plan. Encourage a policy of reviewing the entire plan comprehensively and thoughtfully every three to five years and making plan amendments extremely rare." NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Parkway Place N.A., Gibraltar/Pt. West/Timber Ridge, Hillsborough N.A., Marlow Manor N.A., St. Charles Neighborhood Association, Johnson Ranch N.A., Aberdeen Court N.A., Hunters Cove P.O. A., Carriage Creek P.O.A., Bayonne Place P.O.A., Eagle Pointe Property Owners Assoc., Glen Eagles Property Owners Association, Hunters Green Property Owners Assoc. No comments have been received prior to printing. K March 18, 1999 ITEM NO.: 8 (Cont. STAFF RECOMMENDATIONS: FILE NO.: LU99-19-01 Staff believes the change is not appropriate at this time. PLANNING COMMISSION ACTION: (MARCH 18, 1999) Brian Minyard presented the item to the Commission. He briefed the Commission on meetings with the applicants that occurred since the printing of the agenda. At the time of the printing of the agendas, Staff could not support the change to Commercial on the site. However, with the stipulation of the required PZD on the property, Staff could support the amendment. Baker Kurrus, the applicant, opened with a comment that if the Land Use Plan is amended to allow a PZD on the property, his clients would immediately return with a specific plan for the site created according to'the conditions stated in the PZD. Mr. Kurrus stated that the Winrock group will make proposals based on recommendations from city staff and neighboring property owners. In addition, Mr. Kurrus wanted to demonstrate that the proposed use would be less intensive than an office development. Mr. Frank Riggins, landscape architect for the applicant, stated that plans for this site would be sensitive to land use issues in the area and would generate less impact on the surrounding properties that the current Land Use Plan allows. Mr. Riggins described the physical characteristics of the property. As a car dealership, this development is not likely to exceed two stories. Mr. Kurrus described the nature of the property and presented photographs and written documentation of the steps it would take to make the property usable: The applicant also described neighboring land uses along Chenal Parkway and Kirk Road. After listing the proposed alterations to the site to the Commission, the applicant closed with comments about the changing nature of the auto sales business. Mark Johnson, a member of the Rock Creek Coalition of Neighborhoods, spoke in opposition to the proposed land use change. The Coalition wishes to maintain the current quality of development along Chenal Parkway. Commissioner Putnam stated that the area under consideration has consisted of non -conforming run down structures and piles of manure for the past thirty-five years. Mr. Putnam added that the 3 March 18, 1999 ITEM NO.: 8 (Cont.) FILE NO.: LU99-19-01 objectionable non -conforming land uses in the area could use some improvement. Mr. Johnson replied that the neighborhood association did not oppose all development in the area but felt that an office building would look nicer than a car dealership. Commissioner Putnam mentioned that the applicant's proposal would resemble a car dealership located in the Riverdale neighborhood. Mr. Johnson argued that the applicants did not consult with the neighborhood association to belay the fears of association members. Commissioner Putnam replied that the applicant probably did not know that the Rock Creek Neighborhood Association impacted this area. A question was asked of Mr. Johnson about what concerns the neighborhood association had regarding possible traffic impacts of an office building on the area. Mr. Johnson replied that he had not heard about any specifics of the proposed development until Mr. Kurrus and Mr. Riggins made their presentation. Mr. Johnson stated that the proposal sounded as if it would create a nice development in the areg but that the neighborhood association focussed its concern primarily on the intensity of development in the area. Mr. Johnson added that if representatives of the applicant were to meet with representatives of the association, the association might change its position. Commissioner Faust asked Mr. Lawson what the applicant needs to do to get the staff to agree to a change of land use in this area. Mr. Lawson replied that any proposals needed to meet the approval of everyone effected by the development. Conversation continued concerning the nature of the type of car sales a PZD would allow on the property in question. Mr. Kurrus stated that in the luxury car market, customers already know what they want and luxury car dealerships do not need large inventories. A luxury car dealership will have fewer cars in the lot than an office building and that the proposed car dealership would feature a low-rise structure. The profile of the car dealership would be similar to the Mercedes dealership (also owned by the applicant) at Riverside. Commissioner Faust asked what merits this proposal possessed that the previous land use change on Embassy Drive did not have. Mr. Lawson mentioned that Mr. Hammond did not have a specific proposal for a PZD. Mr. Hammond may or may not decide to 4 March 18, 1999 ITEM NO.: 8 (Cont.) FILE NO.: LU99-19-01 implement a project to expand the hotel. The land use change to commercial would have allowed any number of uses not compatible to the area. Mr. Hammond did not want MOC on the property. Commissioner Mizan asked if a PZD could not be done under the current Land Use Plan. Mr. Lawson replied that he did not know how a car dealership could fit on a plan designating a site of office use without a change in land use. Commissioner Mizan wondered why the Land Use Plan needed changing if a PZD allowed auto sales. Mr. Lawson stated that a PZD would not have the authority to allow car sales in a PZD zoning district in an area designated by the Land Use Plan for Office use. The land use designation for the site would require to be changed in order for a PZD to allow auto sales. This item would change the land use from office to commercial so a PZD could accommodate an auto dealership. Chairman Earnest expressed concern that the Land Use Plan should only be changed out of a compelling public interest. Commissioner Putnam mentioned that current land uses near the site were not attractive compared to possible future uses. Commissioner Muse asked Mr. Kurrus why existing commercial areas were not suitable for the proposed car dealership. Mr. Kurrus replied that a site considered to the east could only be viewed by westbound traffic. Another site in a C-3 district would have impacted more neighborhoods. The site in question for this item impacts fewer residential areas and could be viewed by passing traffic. Commissioner Muse asked why the applicant wishes to move the Acura dealership from its current location on Cantrell Road. Mr. Kurrus replied that the Winrock group wishes to establish a dealership for a different brand of cars at the Cantrell location. Commissioner Putnam asked about the size of the site. The applicant stated that the site is six acres on one map and about three and a half -acre on the Pagis maps. Mr. Kurrus also mentioned the Winrock group wants the entire property zoned for commercial uses to allow a luxury car dealership. The applicant will be submit proposals to the staff and the planning Commission to allow the city and neighbors to make changes necessary to minimize impact on the surrounding neighborhood. Commissioner Adcock made a motion to approve the motion and the motion passed with a vote of 8 ayes, 2 nays and 1 absent. 5