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HomeMy WebLinkAboutBoard of Directors itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION January 20, 2004 AGENDA Action Required Submitted By Subject gOrdinance Land Use Plan Amendment — Resolution Chenal Planning District — Approval LU03-19-04 on Rahling Road Information Report at Champlin Road Bruce Moore City Manager SYNOPSIS Land Use Plan amendments in the Chenal Planning District from Office to Mixed Use for future development. FISCAL IMPACT N/A RECOMMENDATION Planning Staff recommends approval. Planning Commission recommended approval on December 18, 2003 (11-0-0 in favor). CITIZEN Notices were sent to the following neighborhood associations: PARTICIPATION Aberdeen Court P.O.A., Bayonne Place P.O.A., Carriage Creek P.O.A., Chenal Ridge Property Owners, Du Quesne Place P.O.A., Eagle Pointe P.O.A., Glen Eagles P.O.A., Hillsborough P.O.A., Hunters Cove P.O.A., Hunters Green P.O.A., Johnson Ranch N.A., Marlowe Manor P.O.A., Maywood Manor N.A., St. Charles P.O.A., Charleston Heights/North Rahling Rd N.A., and Margeaux Place P.O.A.. BACKGROUND The property is vacant land currently zoned C-1 Neighborhood Commercial and 0-3 General Office along the west side of Champlin Drive and 0-3 on the south side of Rahling Road east of Champlin for a combined total of about 11.79 acres ± in size. The southeast corner of Rahling and Champlin is zoned C-1. The property on the north side of Rahling Road is largely vacant, with a vacant parcel zoned C-1 at the northeast corner of Rahling and Chenal Valley Drive, and 0-2 Office and Institutional at the northwest corner of Rahling and Champlin. BACKGROUND CONTINUED The one exception is the church on the north side of Rahling zoned R-2 Single Family with a Conditional Use Permit. The remainder of the R-2 zoned land north of the application area remains vacant. The neighboring land on the south side of Rahling Road is vacant land zoned R-2. South of the study area is an apartment complex on the east side of Champlin zoned MF -18 Multifamily. The remainder of the vacant land to the south is zoned R-2. The vacant land to the west on the south side of the Rahling / Chenal Valley intersection is zoned MF - 18. The applicant's properties along the west side of Champlin Drive are shown as Office on the Future Land Use Plan. The applicant's property east of Champlin is shown as Office. The property at the southeast corner of the Rahling / Champlin intersection is shown as Neighborhood Commercial. The north side of Rahling Road is shown as Neighborhood Commercial at Chenal Valley Drive, Office at Champlin Drive, and Single Family east of Champlin. The property to the east on the south side of Rahling Road is shown as Single Family. Most of the land to the south and west is shown as Multifamily. A small parcel shown as Office sits at the end of Champlin Drive on the west side. Since the study area is surrounded on three sides by residential uses, this amendment could intensify uses in an area surrounded by residential development. Developments located in the portion of the study area located along the west side of Champlin Drive would have frontage facing the existing apartment complex. Developments locating in the study area located east of Champlin Drive would have frontage facing an existing church. Depending on the mix of uses, or the amount of potential commercial development, a change to Mixed Use introduces the potential for a use to locate in the eastern part of the area that might incompatible with the church. Since the areas shown as Neighborhood Commercial are not yet developed, a change to Mixed Use would increase the amount of land available for retail uses, when added to the land currently available for retail uses shown as Neighborhood Commercial. In addition, the most recent changes in the area reduced the amount of Office shown at the intersection of Chenal Valley Drive and Rahling Road. If this change is approved the only remaining land available along Rahling Road between Chenal Valley Drive and Champlin Drive for straight Office uses would be on the north side of Rahling Road. 2 ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE CHENAL PLANNING DISTRICT FROM OFFICE TO MIXED USE; 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 Office at the southwest corner of Rahling Road and Champlin and on the south side of Rahling road approximately three hundred feet east of Champlin Road be amended to Mixed Use. SECTION 2. That the ordinance shall take effect and be in full force from and after its passage and approval. PASSED: ATTEST: City Clerk APPROVED: Mayor PK/OS CHENAL VALLEY Da C7 SF P Sig O LDR ,r O O NC NC C GR r� O To MX o� �y SF C� C MF O To MX 2� CS 1 On�[[[[[SSSSS Land Use Case: LU 03-19-04 Location: Rahling Road @ Champlin Road O To MX Ward: 5 PD: 19 CT: 42.06 TRS: T2NR14W36 0 185 370 740 Feet OS R2 R2 R2 CHEN R2 L VALLEY DR PDR S PRD PDR 02 MF6 MF2 R2 R2 02 CUP C1 Rfl c' � C3 ���. � O To MX ra R2 'P MF18 ivy 20 C� y� P 02 C2 MF18 R3 R2o A MF6 Area Zoning Case: LU 03-19-04 Location: Rahling Road @ Champlin Road 0ToMX Ward: 5 PD: 19 CT: 42.06 TRS: T2NR14W36 0 185 370 740 Feet FILE NO.: LU03-19-04 Name: Land Use Plan Amendment - Chenal Planning District Location: South side of Rahling Road near Champlin Drive. Request: Office to Mixed Use Source: Deltic Timber Co. c/o Larkin Gieringer, White - Daters & Associates PROPOSAL/REQUEST: Land Use Plan amendment in the Chenal Planning District from Office to Mixed Use. The Mixed Use category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mix of the three. The applicant wishes to develop the property for either commercial or office uses. Staff is not expanding the application since the Land Use Plan was recently amended to change the property to the west from Office to Multifamily, and the land to the south was the subject of a plan amendment heard before the Planning Commission on December 4, 2003. EXISTING LAND USE AND ZONING: The property is vacant land currently zoned C-1 Neighborhood Commercial and 0-3 General Office along the west side of Champlin Drive and 0-3 on the south side of Rahling Road east of Champlin for a combined total of about 11.79 acres t in size. The southeast corner of Rahling and Champlin is zoned C-1. The property on the north side of Rahling Road is largely vacant, with a vacant parcel zoned C-1 at the northeast corner of Rahling and Chenal Valley Drive, and 0-2 Office and Institutional at the northwest corner of Rahling and Champlin. The one exception is the church on the north side of Rahling zoned R-2 Single Family with a Conditional Use Permit. The remainder of the R-2 zoned land north of the application area remains vacant. The neighboring land on the south side of Rahling Road is vacant land zoned R-2. South of the study area is an apartment complex on the east side of Champlin zoned MF -18 Multifamily. The remainder of the vacant land to the south is zoned R-2. The vacant land to the west on the south side of the Rahling / Chenal Valley intersection is zoned MF -18. FILE NO.: LU03-19-04 (Cont.) FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On June 17, 2003 multiple changes were made from Multifamily to Low Density Residential, Office to Multifamily, Single Family & Multifamily to Low Density Residential on the south side of Rahling Road at Chenal Valley Drive within a 1 mile radius of the applicant's property to accommodate proposed development. On September 18, 2001 a change was made from Low Density Residential and Public Institutional to Single Family on the west side of Rahling Road west of Pebble Beach Drive about 1 mile north of the application area to recognize existing conditions. On September 18, 2001 a change was made from Single Family to Neighborhood Commercial and Office on the northwest corner of Rahling Road & Chenal Valley Drive across the street to the north of the study area to accommodate proposed development. On April 17, 2001 a change was made from Single Family, Multifamily, and Park / Open Space to Community Shopping at the southwest corner of Chenal Parkway and Rahling Road about a %2 mile west of the property under review to accommodate proposed development. On January 4, 2000 a change was made from Office to Mixed Office Commercial at 15,500 Chenal Parkway about 1 mile southeast of the area under review to accommodate proposed development. On April 20, 1999 a change was made from Office to Commercial on Chenal Parkway east of Kirk Road about 1 mile south of the property in question to accommodate proposed development. On December 15, 1998 a change was made from Single Family to Public Institutional at 715 Wellington Village Road about 1 mile southeast of the area in question to recognize existing conditions. The applicant's properties along the west side of Champlin Drive are shown as Office on the Future Land Use Plan. The applicant's property east of Champlin is shown as Office. The property at the southeast corner of the Rahling / Champlin intersection is shown as Neighborhood Commercial. The north side of Rahling Road is shown as Neighborhood Commercial at Chenal Valley Drive, Office at Champlin Drive, and Single Family east of Champlin. The property to the east on the south side of Rahling Road is shown as Single Family. Most of the land to the south and west is shown as Multifamily. A small parcel shown as Office sits at the end of Champlin Drive on the west side. MASTER STREET PLAN: Both Rahling Road and Champlin Drive are shown as Minor Arterials on the Master Street Plan. Rahling Road and Champlin drive are built to standard. However, Champlin Drive does not have lane markings, and ends at a dead-end. A proposed Minor Arterial is shown, which will link Champlin Drive to Wellington 4 FILE NO.: LU03-19-04 (Cont. Hills Road. There are no bikeways shown that would be affected by this amendment. PARKS: The Little Rock Parks and Recreation Master Plan of 2001 shows that the study area is located inside a Service Deficit Area. Since adequate Park and Open Space amenities are needed in the area, such facilities will need to be developed within an eight -block walking distance. Development of Park and Open Space facilities will need to be done to conform to the Plan's Eight -Block strategy of providing park facilities within eight -blocks of all residents of the City of Little Rock. HISTORIC DISTRICTS: There are no historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The applicant's property is located in an area covered by the Rock Creek Neighborhood Action Plan. The plan has an Action Statement listed under the Office and Commercial Development Goal encouraging the use of Planned Zoning Districts to insure better and more neighborhood friendly developments. A change to Mixed Use would require the use of PZD's for non-residential development of the applicant's property. ANALYSIS: This amendment would eliminate all of the land shown as Office along the south side of Rahling Road at Champlin Drive. Most of the land shown as Office along Chenal Parkway is developed with existing Office uses. Although Office uses could develop within the framework of the PZD process, the location of the application area at the intersection of two Minor Arterials increase the chance that an area shown as Mixed Use would be developed with retail uses within the framework of the PZD process. A change to Mixed Use, combined with the Neighborhood Commercial shown on the southeast corner, could effectively establish a node of retail uses at the Rahling / Champlin intersection. Although the existing areas shown as Office have not developed with Office uses, the areas shown, as Neighborhood Commercial have remained vacant. The Neighborhood Commercial area shown is intended to provide land for businesses that provide small-scale services to the surrounding neighborhood. A change to Mixed Use would add land available for retail uses, which could serve a larger market area than Neighborhood Commercial is intended to serve. However, non -retail and non-residential uses could develop in an area shown as Mixed Use. Any non -retail and residential uses locating in an area shown as 3 FILE NO.: LU03-19-04 (Cont.) Mixed Use would reduce the area available for retail uses in an area shown as Mixed Use. Since the study area is surrounded on three sides by residential uses, this amendment could intensify uses in an area surrounded by residential development. Developments located in the portion of the study area located along the west side of Champlin Drive would have frontage facing the existing apartment complex. Developments locating in the study area located east of Champlin Drive would have frontage facing an existing church. Depending on the mix of uses, or the amount of potential commercial development, a change to Mixed Use introduces the potential for a use to locate in the eastern part of the area that might incompatible with the church. Since the areas shown as Neighborhood Commercial are not yet developed, a change to Mixed Use would increase the amount of land available for retail uses, when added to the land currently available for retail uses shown as Neighborhood Commercial. In addition, the most recent changes in the area reduced the amount of Office shown at the intersection of Chenal Valley Drive and Rahling Road. If this change is approved the only remaining land available along Rahling Road between Chenal Valley Drive and Champlin Drive for straight Office uses would be on the north side of Rahling Road. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Aberdeen Court Property Owners Association, Bayonne Place Property Owners Association, Carriage Creek Property Owners Association, Chenal Ridge Property Owners, Du Quesne Place P.O.A., Eagle Pointe Property Owners Association, Glen Eagles Property Owners Association, Hillsborough Property Owners Association, Hunters Cove Property Owners Association, Hunters Green Property Owners Association, Johnson Ranch Neighborhood Association, Marlowe Manor Property Owners Association, Maywood Manor Neighborhood Association, St. Charles Property Owners Association, Charleston Heights/North Rahling Rd N.A., and Margeaux Place Property Owners Association. Staff has not received any comments from area residents or Neighborhood Associations. STAFF RECOMMENDATIONS: Staff believes the changes are not appropriate. Changes in both areas could result in new developments facing incompatible uses. 4 ILE NO.: LU03-19-04 (Cont. PLANNING COMMISSION ACTION: (DECEMBER 18, 2003) Brian Minyard, City Staff, made a brief presentation to the commission and commented that this was a Land Use Plan amendment without an associated zoning request. He noted to the commission that with Mixed use to consider any and all zoning for those parcels of land. He stressed that with Mixed on the Land Use Plan, an applicant could file a PCD for these sites and it could be a commercial node. He continued that Staff had been trying to keep commercial developments to the south and southwest at the Chenal and Kanis intersections as well as the Chenal and Rahling intersections. He stated that the Staff was not in support of this application. Commissioner Norm Floyd asked to verify that the applicant could apply for a PCD on this site if the plan was changed. In response to another question, Mr. Minyard stated that applicants are required to file Land Use Plan Amendments so that Staff and the Planning Commission can review the Land Use Plan when a zoning application is not consistent with the Land Use Plan. Commissioner Mizan Rahman asked what zoning categories are permissible in Mixed Use. Mr. Minyard responded that all uses in Commercial, Office and Residential are compatible but no industrial. Commissioner Rahman continued with a question about Champlin Drive. Mr. Minyard stated that Champlin Drive would connect with Wellington Hills Road and that it was a Minor Arterial. Mr. Minyard stated that with Office on the Land Use Plan, Staff considered it to be an Office node, not a Commercial node. Commissioner Pam Adcock commented on Mixed Use. Mr. Minyard stated that Mixed Use had both good and bad qualities and should be considered per each individual location. The Staff report reflects that the end result could be Commercial on this site, and does the commission want Commercial at this location. Commissioner Adcock asked for clarification on the Mixed Use category. Jim Lawson, Director of Planning and Development, stated that the applicant was present and would want to speak. Jack McCray, of Deltic Timber, spoke in favor of the application. He stated that Office was not appropriate and that the change allows for a more intense planning process through the PZD process. Commissioner Rahman asked if there was a particular development in mind. The answer was no. Commissioner Rahman stated that given the recommendation of staff, the maybe the applicant should wait on the Land Use Plan amendment. Jim Lawson, Planning and Development director, changed the recommendation 5 FILE NO.: LU03-19-04 of Staff to approval. He continued that with the change to MX, it did not guarantee that any zoning would be approved. A change to the Land Use Plan amendment is not an automatic approval for zoning changes. Commissioner Lowery stated that he thought considering the Land Use Plan amendment without a zoning request was not right. Commissioner Floyd asked if the current zoning was 0-3 and C-1, why ask for a plan amendment? Secretary Lawson stated that it gave more flexibility to the applicant. A motion was made to approve the item as presented. The item was approved with a vote of 7 ayes, 2 noes, and 2 absent. n