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HomeMy WebLinkAboutBoard of Directors itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION DECEMBER 20, 2005 AGENDA Subject Action Required Approved By LU05-19-03 A Land Use Plan Amendment in the gOrdinance Chenal Planning District Resolution from Multifamily to Approval Commercial Information Report Submitted by: Planning & Develoipment Bruce Moore SYNOPSIS A change of the Land Use Plan in the Chenal Planning District from Multifamily to Commercial north of Kanis Road, east of Rock Creek. FISCAL IMPACT No impact determined RECOMMENDATION Staff recommends denial. By a vote of 5 for and 5 against the Little Rock Planning Commission recommends denial. CITIZEN Notices were send to the Hillsborough POA, Chenal PARTICIPATION Ridge, St Charles, Johnson Ranch, Maywood Manor, Aberdeen Court, Hunters Cove POA, Bayonne Place POA, DuQuesne Place POA, Carriage Creek POA, Eagle Point POA, Glen Eagles POA, Hunters Green POA and Parkway Place POA. The Planning Commission held a public hearing on September 29, 2005 for public comment. BACKGROUND This application is located immediately outside of the city limits, within the city's extraterritorial land use and zoning area, abutting a large Community Shopping/Office area. In recent years, west Little Rock has seen significant single family growth northwest of the application at the Chenal Country Club, and east of the application as part of the BACKGROUND CONTINUED Villages at Wellington Subdivision. Multifamily developments have occurred in the area resulting in new apartments. Additionally, non-residential development has occurred in Office, Community Shopping, and Mixed Office Commercial areas. The current land use plan for the area plans for intense Commercial activity located at the Rahling Road and Chenal Parkway intersection. This is shown on the plan as an 80 -acre Community Shopping area and a 22 acre Commercial area. Currently the Community Shopping area at the southeast corner of Rahling Road and Chenal Parkway is developed with a mixture of Office and Commercial Uses. The southwestern side of the intersection is currently approved for a regional "lifestyle center" development to be anchored by a Dillard's Department Store. The Commercial area at the northeast corner is approximately 22 acres in size and undeveloped representing approximately 27% of the Commercial/Community Shopping land at the Chenal Parkway-Rahling Road activity node. Additional Commercial land outside of the Chenal Parkway-Rahling Road activity node remains undeveloped including vacant golf driving range and a partially constructed shopping center. The grocery store is part of an approved PCD for a retail shopping center and is the only partially constructed. More Commercial land (roughly 12.5 acres) exists at the intersection of Kanis Road and Edswood Road less than a quarter mile west of the property that is also undeveloped. Overall, over 270 acres of land in the surrounding one -mile area is shown for possible commercial development, and over 400 acres is zoned for commercial development and not fully developed. At this time it could be considered premature to add additional commercial land to an area that has not fully developed. In the area, a significant amount of land has been identified for future Multifamily development and represents over 200 acres of area land. Of the acreage earmarked for Multifamily, new construction has been seen in areas east of Chenal Parkway. These new multifamily developments include apartments, assisted living facilities, and retirement homes and account for just under half the available 2 BACKGROUND CONTINUED Multifamily land in the area. This application would result in a 5%f reduction in areas shown Multifamily. Such a small decrease may not hinder future multifamily development because additional acreage is available to facilitate future demand. The northern part of the application is intended to recognize existing land uses, and allow for construction of new offices. The proposed change from Multifamily to Office is an expansion of the Office area at the La Grande/Arkansas Systems Drives and Chenal Parkway intersection. This large Office area is approximately 100 acres and size and over 90 percent developed. The proposed change to office will better identify current and future office developments on the western edge of the office area. Currently non-residential use has been occurring north east of this application focused on Chenal Parkway and Rahling Road. Currently, new development has not been occurring in the area of the application, and an expansion of a Commercial area could be considered premature. Present areas of growth in the area are Office lands to the north and Commercial and Multifamily lands east of Chenal Parkway. Since the Office area is growing its expansion may be warranted. 3 FILE NO.: LU05-19-03 Name: Land Use Plan Amendment - Chenal Planning District Location: Kanis Road, approximately 0.4 miles west of Chenal Parkway Request: Multifamily to Commercial Source: Pat McGetrick PROPOSAL/REQUEST: Land Use Plan amendment in the Chenal Planning District from Multifamily and Office and to Commercial and Office. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant wishes to construct a commercial strip center and mini -warehouses on the site. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include the areas east and west of the application. The end result will represent all Multifamily land on the north side of Kanis Road between Chenal Parkway and Rock Creek. Staff believes that this would make the application more logical. EXISTING LAND USE AND ZONING: The application area is undeveloped, wooded, zoned R-2, and is 15.5 acres t in size. North of the application is land zoned POD and developed with several office buildings. Northeast of the property is undeveloped land zoned R-2 and undeveloped land zoned 0-2. East of the application area is undeveloped land zoned C-3 and to the southeast is a PCD developed with a vacant golf driving range. South of the application is land zoned R-2 with one rural single family home on a large lot. West of the application is land zoned AF for the Rock Creek Pet Resort. Further west is undeveloped R-2 and C-3 land. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: December 7, 2004, A change was made from Single Family to Neighborhood Commercial northwest of the Kanis and Denny Road intersection three quarter miles west of the application area for a proposed development. January 20, 2004 two changes were made from Office to Mixed use one mile northeast of the site on the south side of Rahling Road for a proposed development. FILE NO.: LU05-19-03 (Cont. The application area is shown as Multifamily on the plan. Additional Multifamily area is indicated northwest and southeast of the application. Northeast of the application is a large Office area. Immediately south of the application area is shown as Public Institutional. West of the application is a Park/Open Space strip followed by additional Multifamily. MASTER STREET PLAN: Kanis Road is shown as a Minor Arterial on the Master Street Plan and is built as a rural two-lane road with open ditches through this section. The purpose of a Minor Arterial is to provide connections to and through an urban area. Kanis Road will require dedication of right-of-way and will require half street improvements. BICYCLE PLAN: A Class I bikeway is shown along the Kanis Road corridor. Currently this Class trail is undeveloped. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. PARKS: This application is in the West Little Rock Park Planning District. The Master Parks Plan identifies a lack of public parks in the west Little Rock area and recognizes private neighborhood parks and recreation facilities as parkland in the west Little Rock area. The nearest public park is located less than a mile east of the application area along Chenal Parkway. This park consists of a trail approximately a mile long located within the median. Additionally, nearby POA parks, churches, and schools, could provide additional recreational opportunities for the area. 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: This application is located immediately outside of the city limits, within the city's extraterritorial land use and zoning area, abutting a large Community 2 FILE NO.: LU05-19-03 (Cont. Shopping/Office area. In recent years, west Little Rock has seen significant single family growth northwest of the application at the Chenal Country Club, and east of the application as part of the Villages at Wellington Subdivision. Multifamily developments have occurred in the area resulting in new apartments. Additionally, non-residential development has occurred in Office, Community Shopping, and Mixed Office Commercial areas. The current land use plan for the area plans for intense Commercial activity located at the Rahling Road and Chenal Parkway intersection. This is shown on the plan as an 80 -acre Community Shopping area and a 22 acre Commercial area. Currently the Community Shopping area at the southeast corner of Rahling Road and Chenal Parkway is developed with a mixture of Office and Commercial Uses. The southwestern side of the intersection is currently approved for a regional "lifestyle center" development to be anchored by a Dillard's Department Store. The Commercial area at the northeast corner is approximately 22 acres in size and undeveloped representing approximately 27% of the Commercial/Community Shopping land at the Chenal Parkway- Rahling Road activity node. Additional Commercial land outside of the Chenal Parkway-Rahling Road activity node remains undeveloped including vacant golf driving range and a partially constructed shopping center. The grocery store is part of an approved PCD for a retail shopping center and is the only partially constructed. More Commercial land (roughly 12.5 acres) exists at the intersection of Kanis Road and Edswood Road less than a quarter mile west of the property that is also undeveloped. Overall, over 270 acres of land in the surrounding one -mile area is shown for possible commercial development, and over 400 acres is zoned for commercial development and not fully developed. At this time it could be considered premature to add additional commercial land to an area that has not fully developed. In the area, a significant amount of land has been identified for future Multifamily development and represents over 200 acres of area land. Of the acreage earmarked for Multifamily, new construction has been seen in areas east of Chenal Parkway. These new multifamily developments include apartments, assisted living facilities, and retirement homes and account for just under half the available Multifamily land in the area. This application would result in a 5%t reduction in areas shown Multifamily. Such a small decrease may not hinder future multifamily development because additional acreage is available to facilitate future demand. The northern part of the application is intended to recognize existing land uses, and allow for construction of new offices. The proposed change from Multifamily to Office is an expansion of the Office area at the La Grande/Arkansas Systems Drives and Chenal Parkway intersection. This large Office area is approximately 100 acres and size and over 90 percent developed. The proposed change to 3 FILE NO.: LU05-19-03 (Cont.) office will better identify current and future office developments on the western edge of the office area. Currently non-residential use has been occurring north east of this application focused on Chenal Parkway and Rahling Road. Currently, new development has not been occurring in the area of the application, and an expansion of a Commercial area could be considered premature. Present areas of growth in the area are Office lands to the north and Commercial and Multifamily lands east of Chenal Parkway. Since the Office area is growing its expansion may be warranted. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Hillsborough Property Owners Association, Marlowe Manor Property Owners Association, Du Quesne Place P.O.A., Chenal Ridge Property, St Charles Community Association, Johnson Ranch Neighborhood Association, Maywood Manor Neighborhood Association, Aberdeen Court Property Owners Association, Hunters Cove Property Owners Association, Carriage Creek Property Owners Association, Bayonne Place Property Owners Association, Eagle Pointe Property Owners Association, Glen Eagles Property Owners Association, Hunters Green Property Owners Association, and Parkway Place Property Owners Association. Staff has not received any comments from area residents or property owners. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. The proposed addition of Commercial land would result in an expansion of Commercial in an area where Commercial properties are abundant. Staff is supportive of the change to Office for the northern portion of application. PLANNING COMMISSION ACTION: (SEPTEMBER 29, 2005) Walter Malone, Planning Staff presented the Land Use around the application area. He indicated there was still abundant commercial available and to change this area from Multifamily to Commercial would be premature. (Donna James of Planning Staff next reviewed the PZD application for the site.) Mr. Pat McGetrick, representative of applicant, indicated there was too much Multifamily in the area and that Rock Creek made a logical boundary for the node at Kanis and Chenal Parkway. Thus this property should be the west boundary of commercial node, not be just outside the node. 4 FILE NO.: LU05-19-03 (Cont. Ms. Ruth Bell commented that there was a need to not increase the land use with out increasing the infrastructure of the area. She gave a few examples. She agreed with Staff that there was more than enough available commercial in the area still to be developed. For a complete review of the discussion see Item 14.1 minute record. By a vote of 5 for, 5 against the Planning Commission recommended denial of the Land Use Plan Change from Multifamily to Commercial. !.i ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE CHENAL PLANNING DISTRICT FROM MULTIFAMILY TO COMMERCIAL; AND FOR OTHER MATTERS. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS: SECTION 1. That Multifamily on the north side of Kanis Road between Rock Creek and Chenal Parkway be amended to 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 APPROVED: Mayor Vicinity Map PLAN AMENDMENT N Case: LU05-19-03 Location: NORTH OF KANIS ROAD APPROX. 0.4 MILES WEST OF CHENAL PARKWAY MF&0TO0&C OUT OF CITY LIMITS 0 395 790 Feet PD: 19 CT: 42.11 TRS: T2NR14W36 Vicinity Map AREA ZONING N Case: Z-7920 Location: NORTH OF KANIS ROAD APPROX. 0.4 MILES WEST OF CHENAL PARKWAY OUT OF CITY LIMITS PD: 19 0 395 790 Feet CT: 42.11 TRS: T2NR14W36