Loading...
HomeMy WebLinkAboutBoard of Directors itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION AUGUST 15, 2006 AGENDA Subject LU06-19-02, Plan Amendment in the Chenal District from Various to Various classifications, northwest of Chenal Parkway and Kanis Road Submitted by: Planning & Development Action Required Ordinance Resolution Approval Information Report Approved By Bruce Moore SYNOPSIS A Land Use Plan Amendment in the Chenal District from Single Family, Low Density Residential, and Neighborhood Commercial to Single Family, Office, and Commercial, north of Rahling Road, west of Chenal Parkway and from Multifamily and Office to Mixed Office Commercial south of LaGrande, west of Chenal Parkway. FISCAL IMPACT None Determined RECOMMENDATION Staff Recommends approval, The Planning Commission at their July 6, 2006 meeting recommended approval (9 for 0 Against) CITIZEN The St Charles Community Association and the Coalition PARTICIPATION I of West Little Rock Neighborhood were notified of the amendment. The Planning Commission held a public hearing on the amendment on July 6, 2006. BACKGROUND This is an area which has not seen much development yet. The area was annexed almost twenty years ago. Land Use Plan for the area was adopted in the mid-1980s. This was part of the "Little Rock Extraterritorial Land Use Plan" BACKGROUND (CONTINUED) area, which was adopted in 1986. Since then there has been one major Land Use Plan amendment for this area. The owner (Chenal Properties) proposed to develop a `town center' using the neo -traditional development standards. A Planned Commercial District was approved for the proposed development and the Land Use Plan was changed to reflect this new use pattern. The Planned District for this mixed use `town center' has been repelled now. The owner has proposed and been approved for a large shopping center using the Power Center and main street retail design concepts. This development is half of the former Planned District and is between Rahling, La Grande and Chenal Parkway. The amendment proposed here is the remaining area of the former Planned District — west and south of the new proposed `Power Center'. Development has been occurring to the northwest and northeast of this application area. Subdivisions with `high- end' homes have been developed both to the northwest and east. A large office development with multiple buildings has been constructed just to the east of the application area. All of this development has occurred in the last fifteen years. Currently the site is wooded and vacant. The city limits is not too far to the south and southwest of the application area. The major intersection is the Rahling-Chenal intersection however there is a high concentration of major roads in this vicinity. Rahling Road, Chenal Parkway and Kanis Road are all arterials, which are major roads. La Grande, and Chenampagnolle are Collectors. Only a portion of LaGrande and none of Rahling Road are constructed along the amendment request. The proposed `power center' is zoned C2 Shopping Center and represents most of the currently zoned commercial land in the vicinity of the Rahling-Chenal Parkway intersection. The Plan change has two parts. For most of the area north and west of Rahling Road there is a companion -rezoning item. The request is to recognize the pre -PCD commercial at Rahling and Chenal and to keep the commercial area of the PCD north of Rahling Road. Rahling would be lined with commercial almost to Rock Creek. An area of office is proposed which would be the entrance to a small single-family area. 2 BACKGROUND (CONTINUED) The second area is the south frontage of LaGrande. There is no zoning request at this time. Currently the Plan shows Office along the eastern frontage and multifamily along the west. There is a Planned Office District where the Office is shown and Multifamily -18 zoning where the multifamily is shown. The Mixed Office Commercial designation requires that some part of the area have office, but does not require a percentage. The first area of the request northwest of the Rahling- Chenal Parkway intersection is basically to recognize the existing zoning pattern along Rahling Road. The changes to the north reduce the intensity of the development that would result. The resulting land use pattern and zoning pattern would be between that of the current zoning and the current Land Use Plan. The major change is more commercial along Rahling Road and less density of residential north of this. It should be noted that a portion of the Commercial has been purchased by a bank for their main office. These changes are minor and are basically a rearrangement of uses. The second area would introduce Commercial use along the south side of La Grande. There are significant areas shown for, yet to develop, at the Rahling Road-Chenal Intersection and to the south at the Kanis-Chenal Parkway intersection. The idea of changing the Land Use Plan to Mixed Office Commercial along the full length of a street has the appearance of `strip' development. The practice in Mixed Office Commercial areas has been for predominately commercial developments. Thus `strip' commercial is a possibility with this change. With all the Commercial shown in the area there does not appear to be a need to add the possibility of commercial for this land. There will be a need for residences near these future employment sources for the service workers that will be need to staff them. Having Multifamily or Low Density Residential in close proximity would seem appropriate. 9 FILE NO.: LU06-19-02 Name: Land Use Plan Amendment - Chenal Planning District Location: West of Chenal, north of Kanis Road Request: Single Family, Low Density Residential, Multifamily, Neighborhood Commercial, and Office to Single Family, Office, Commercial and Mixed Office Commercial Source: Tim Daters, White-Daters PROPOSAL 1 REQUEST: Land Use Plan amendment in the Chenal Planning District from Single Family, Low Density Residential, Multifamily, Neighborhood Commercial, and Office to Single Family, Office, Commercial and Mixed Office Commercial. Single Family provides for single-family homes at densities not to exceed 6 dwelling units per acre. Office represents services provided directly to consumers (egg, legal, financial, medical) as well as general offices, which support more basic economic activities. Commercial includes a broad range of retail and wholesale sales of products, personal services and general business activities. Mixed Office Commercial provides a mixture of office and commercial uses to occur, acceptable uses are office or mixed office and commercial with a Planned Zoning District. For some of the area there are reclassifications to allow for further development, in other there is not application for re classification at this time. In all cases the changes are intended to allow for future development of the area. STAFF RECOMMENDATIONS: At the request of the Planning Commission this item will be deferred to May 11, 2006. PLANNING COMMISSION ACTION: (APRIL 13, 2006) The item was placed on the consent agenda for deferral to May 11, 2006. By a vote of 8 for, 0 against the consent agenda was approved. STAFF UPDATE: FILE NO_ LU06-19-02 (Cont. PROPOSAL / REQUEST: Land Use Plan amendment in the Chenal Planning District from Single Family, Low Density Residential, Multifamily, Neighborhood Commercial, and Office to Single Family, Office, Commercial and Mixed Office Commercial. Single Family provides for single-family homes at densities not to exceed 6 dwelling units per acre. Office represents services provided directly to consumers (e.g. legal, financial, medical) as well as general offices, which support more basic economic activities. Commercial includes a broad range of retail and wholesale sales of products, personal services and general business activities. Mixed Office Commercial provides a mixture of office and commercial uses to occur, acceptable uses are office or mixed office and commercial with a Planned Zoning District. For some of the area there are reclassifications to allow for further development, in other there is not application for re classification at this time. In all cases the changes are intended to allow for future development of the area. EXISTING LAND USE AND ZONING: The property is vacant currently zoned MF18, Multifamily 18 units, 02 Office & Institutional, and Planned Office District and is 57 acres t in size. To the northeast are C2 Shopping Center, C3 General Commercial and Planned Commercial District tracts. Most of this land remains vacant and wooded. A few of the offices and retail uses have been constructed in the Planned Commercial District west of Chenal Parkway. To the southeast is MF 18 and R2 Single Family land. The MF18 land is vacant and the R2 land is mostly developed as large lot and rural residential. To the Southwest is primarily R2 land with a couple of C1 Neighborhood Commercial and C3 pieces along Kanis Road. Most of the R2 land is vacant or developed as rural and large lot residential. The C3 and C1 land is partial developed and partial vacant. To the northwest is mostly R2 land with some MF6 Multifamily 6 units and MF18. All the land is developed as single-family subdivisions with a golf course. There is a separate item on this agenda to change some of the zoning within the amendment area. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: May 18, 2004, a change from Single Family to Office, south of Cantrell Road between Chenonceau and Chevaux a mile to the north of the site. This change was made related to a Planned Office District reclassification to allow for future redevelopment of the land. January 20, 2004, a change from Office to Mixed Use south of Rahling Road either side of Champlin Drive, north of the site. This change was made to allow for future development of the land (no reclassification was included at the time). 2 FILE NO.: LU06-19-02 (Cont. June 17, 2003, changes from Office, Multifamily and Single Family to Multifamily and Low Density Residential in the same ownership as this site. These changes were made to reflect new zoning in the area for future development. June 4, 2002, a change from Single Family to Suburban Office south of Cantrell Road either side of Drew, a mile to the north of the site. This change was made related to a Planned Office District reclassification to allow for future redevelopment of the land. January 2, 2002, a change from Single Family to Commercial, Suburban Office and Open Space southeast of the Chenal-Northfield intersection over a mile to the northwest of the site. This change was made related to a rezoning request for the area. The land use plan for most of this area reflects the use pattern of a Planned Commercial District, which was approved by the City many years ago to develop a `neo -traditional' development for the area. North of the application area is a large area of Commercial to the Chenal-Rahling intersection. To the east is Office then Multifamily use areas. To the southeast is a Commercial area at Kanis-Chenal Parkway then Single Family. To the south is Multifamily use then Single Family. To the southwest is Multifamily around a Commercial Node at Kanis and the proposed West Loop (Rahling Road). West of the application is a Single Family use area. MASTER STREET PLAN: Chenal Parkway and Rahling Road are shown as Arterials on the plan. LaGrande is shown as a Collector on the Plans. An Arterial functions to move traffic through and around the urban area or from activity centers to the Arterial system. These roads are designed to be four or more lanes and move large numbers of vehicles at high speed. They are not intended to provide access to adjacent land. A Collector functions to bring vehicles from the neighborhoods to the Arterial system as well as to provide access to adjacent property. These roads are designed to be three -lane roads. Not all of the roads are built to standard. Currently there are no plans by the City to make road improvements at this location. At the time of development additional right-of-way and road improvements may be required. BICYCLE PLAN: The Master Street Plan, Bicycle section, proposes a Class I bike route along Chenal Parkway and Rahling Road. A Class I route has a separate pavement for the sole use of bicycles. 3 FILE NO.: LU06-19-02 (Cont. The Little Rock Parks and Recreation Master Plan indicates this site is currently within 8 -blocks of an existing public or private park or open space. 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 is an area which has not seen much development yet. The area was annexed almost twenty years ago. Land Use Plan for the area was adopted in the mid-1980s. This was part of the "Little Rock Extraterritorial Land Use Plan" area, which was adopted in 1986. Since then there has been one major Land Use Plan amendment for this area. The owner (Chenal Properties) proposed to develop a 'town center' using the neo -traditional development standards. A Planned Commercial District was approved for the proposed development and the Land Use Plan was changed to reflect this new use pattern. The Planned District for this mixed use 'town center' has been repelled now. The owner has proposed and been approved for a large shopping center using the Power Center and main street retail design concepts. This development is half of the former Planned District and is between Rahling, La Grande and Chenal Parkway. The amendment proposed here is the remaining area of the former Planned District — west and south of the new proposed 'Power Center'. Development has been occurring to the northwest and northeast of this application area. Subdivisions with 'high-end' homes have been developed both to the northwest and east. A large office development with multiple buildings has been constructed just to the east of the application area. All of this development has occurred in the last fifteen years. Currently the site is wooded and vacant. The city limits is not too far to the south and southwest of the application area. The major intersection is the Rahling-Chenal intersection however there is a high concentration of major roads in this vicinity. Rahling Road, Chenal Parkway and Kanis Road are all arterials, which are major roads. La Grande, and Chenampagnolle are Collectors. Only a portion of LaGrande and none of Rahling Road are constructed along the amendment request. El FILE NO.: LU06-19-02 (Cont. The proposed 'power center' is zoned C2 Shopping Center and represents most of the currently zoned commercial land in the vicinity of the Rahling-Chenal Parkway intersection. The Plan change has two parts. For most of the area north and west of Rahling Road there is a companion -rezoning item. The request is to recognize the pre -PCD commercial at Rahling and Chenal and to keep the commercial area of the PCD north of Rahling Road. Rahling would be lined with commercial almost to Rock Creek. An area of office is proposed which would be the entrance to a small single-family area. The second area is the south frontage of LaGrande. There is no zoning request at this time. Currently the Plan shows Office along the eastern frontage and multifamily along the west. There is a Planned Office District where the Office is shown and Multifamily -18 zoning where the multifamily is shown. The Mixed Office Commercial designation requires that some part of the area have office, but does not require a percentage. The first area of the request northwest of the Rahling-Chenal Parkway intersection is basically to recognize the existing zoning pattern along Rahling Road. The changes to the north reduce the intensity of the development that would result. The resulting land use pattern and zoning pattern would be between that of the current zoning and the current Land Use Plan. The major change is more commercial along Rahling Road and less density of residential north of this. It should be noted that a portion of the Commercial has been purchased by a bank for their main office. These changes are minor and are basically a rearrangement of uses. The second area would introduce Commercial use along the south side of La Grande. There are significant areas shown for, yet to develop, at the Rahling Road-Chenal Intersection and to the south at the Kanis-Chenal Parkway intersection. The idea of changing the Land Use Plan to Mixed Office Commercial along the full length of a street has the appearance of 'strip' development. The practice in Mixed Office Commercial areas has been for predominately commercial developments. Thus 'strip' commercial is a possibility with this change. With all the Commercial shown in the area there does not appear to be a need to add the possibility of commercial for this land. There will be a need for residences near these future employment sources for the service workers that will be need to staff them. Having Multifamily or Low Density Residential in close proximity would seem appropriate. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: St Charles Community Association and Coalition of West Little Rock Neighborhoods. Staff has received no comments from area residents. 5 ENO.: LU06-19-02 (Cont. STAFF RECOMMENDATIONS: Staff believes the changes north of Rahling Road are appropriate but the changes south of LaGrande area not appropriate. PLANNING COMMISSION ACTION: (MAY 11, 2006) At the request of Staff to allow time to resolve issues the item was placed on consent agenda for deferral to May 25, 2006. By a vote of 10 for 0 against (1 absent) the consent agenda was approved. STAFF UPDATE: Staff is continuing to review the area and proposals for the area of this action. Additional information and recommendation are forthcoming. PLANNING COMMISSION ACTION: (MAY 25, 2006) Items K, L, M, 2 and 3 were combined for presentation by Staff. Walter Malone, Planning Staff, reviewed this the Commission the Land Use Study begun along Kanis Road from Chenal to Dennis Road. This study was begun at the request of the Board of Directors as a result of a Land Use Plan change between Rock Creek to Kanis Road from Multifamily to Commercial. After reviewing the Study proposals, Mr. Malone reviewed each of the Land Use Plan requested changes and the surrounding Land Use Plan. Staff is supported of the changes proposed in items K, L and M. Staff does not support the changes requested in items 2 and 3. Staff could support a change from Office to Mixed Use for the area within item 3. Ms. James next made a staff presentation for the Planned Zoning District applications, items N, O and P (see minutes of those items for presentation). Mr. Moore, Planning Staff made the presentation on items J, 2.1 and 3.1 (see minutes of those items for presentation). Mr. Ernie Peters, Peters and Associates presented the traffic study information completed for both applicants. In short the development would add 500 (Deltic) and 1000 (Wisenhunt) to the PM peck. The improvements each would make would more than off set the increased demands on the road network. This is not to say that other intersection in the network would not need further improvements. Commission Allen indicated he had been called away for another meeting and thus the commission was going to have only 6 members for these items. Commissioner Rahman expressed concerns about moving foreword since the Traffic Study had just become available and he wished to have time for a more complete review. (He indicated he might now not be able to support any of the requests). Each applicant was asked if they wished to defer. After some C. FILE NO.: LU06-19-02 (Cont. discussion Mr. Spivey and Mr. Daters for the Deltic applicants agreed to defer items J, K, 2, 2.1, 3 and 3.1. By a vote of 6 for and 0 against the commission voted to defer these items to July 6, 2006. STAFF UPDATE: There has been no further contact by the applicant on this issue. No new information has been presented to Staff and the recommendation remains unchanged. PLANNING COMMISSION ACTION: (JULY 6, 2006) The item was placed on the consent agenda for approval. By a vote of 9 for and 0 against the consent agenda was approved. 7 ORDINANCE NO AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE CHENAL DISTRICT FROM SINGLE FAMILY, LOW DENSITY RESIDENTIAL, MULTIFAMILY, NEIGHBORHOOD COMMERCIAL, AND OFFICE TO SINGLE FAMILY, OFFICE, COMMERCIAL AND MIXED OFFICE COMMERCIAL; AND FOR OTHER MATTERS. WHEREAS, the Little Rock Planning Commission after conducting a public hearing on the matter recommends the plan be changed. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS: SECTION 1. That an area at the Northwest Corner of Chenal Parkway and Rahling Road be amended from Single Family and Neighborhood Commercial to Commercial. SECTION 2. That an area northwest of the Rahling Road-LaGrande intersection is amended from Low Density Residential to Office. SECTION 3. That an area north of Rahling Road and south of Bretagne Circle is amended from Low Density Residential to Single Family. SECTION 4. That an area south of LaGrande from Rahling Road to Chenal Parkway is amended for Multifamily and Office to Mixed Office Commercial. SECTION 5. That the ordinance shall take effect and be in full force from and after its passage and approval. PASSED: ATTEST: Nancy Wood City Clerk APPROVED AS TO FORM: THOMAS M. CARPENTER CITY ATTORNEY APPROVED: Jim Dailey Mayor Vicinity Map Plan Amendment Case: LU06-19-02 Location: Rahling & Chenal N Ward: 5 PD: 19 CT: 42.06 0 237.5 475 950 Feet TRS: T2NR14W36 I MR Vicinity Map �.onin Case: LU06-19-02 Location: Rahling & Chenal N Ward: 5 PD: 19 CT: 42.06 0 237.5 475 950 Feet TRS: T2NR14W36