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HomeMy WebLinkAboutBoard of Directors itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION AUGUST 16, 2006 AGENDA Subject LU06-19-03, Plan Amendment in the Chenal District from Mixed Use to Neighborhood Commercial, at the SW corner of Rahling Road and Champin Drive Submitted by: Planning & Development Action Required I Approved By Ordinance Resolution Approval Information Report Bruce Moore City Manager SYNOPSIS A Land Use Plan Amendment in the Chenal District from Mixed Use to Neighborhood Commercial at the southwest corner of Rahling Road and Champlin Drive. 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 was notified of the PARTICIPATION amendment. The Planning Commission held a public hearing on the amendment on July 6, 2006. BACKGROUND The application area is partially cleared land. There is a small business center under construction to the east along Rahling Road. Two large apartment communities have been built near by. One is to the southeast the other is west of the site. Most of the surrounding land remains vacant and available for development. This is a part of the `Chenal Valley' development area and is part of the high growth area of Little Rock. Thus it is a developing part of the City. BACKGROUND CONTINUED Most of the large office area to the southwest has been developed. Development in the immediate area has been slow, with two apartment complexes, a church and now a small business center (office and retail). The primary growth area of `Chenal Valley' has been to the west and northwest of this site. To the east several other residential developments have been moving to the west with new homes. The `Chenal Master Plan' and the City's Land Use Plan call for an intense commercial area at the Rahling Road- Chenal Parkway intersection. Most of this land, after two decades, is yet to develop or have building plans under review for construction. Only the southeast corner is partially developed with commercial and small offices. To the south and southeast is the site of a proposed 50 -acre church, which is on this same agenda. This complex will be on the east side of Champlin Drive just south of the application area. This will include some of the area south of the site currently shown for Multifamily. It is expected that the church complex and street connections will all be made within the next two years. The applicant amended the request to Neighborhood Commercial prior to the meeting. Much of this area had previously been Neighborhood Commercial and is zoned C-1. To include the small amount of non -C-1 land to the south is reasonable. W FILE NO.: LU06-19.03 Name: Land Use Plan Amendment - Chenal Planning District Location: Southwest corner of Rahling Road and Champlin Drive R_ eguest: Mixed Use to Commercial Source: Tim Daters, White-Daters PROPOSAL / REQUEST. - Land Use Plan amendment in the Chenal Planning District from Mixed Use to Commercial. Commercial represents a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. A request to reclassify the property C-3 General Commercial is an accompanying item. EXISTING LAND USE AND ZONING: The property is undeveloped currently zoned C-1 Neighborhood Commercial and 0-3 General Office and is 6.25 acres t in size. To the south, southeast, and west is MF -18, Multifamily 18 units per acre and MF -6, Multifamily 6 units per acre land. The area to the south is undeveloped. To the southeast and the west are apartment complexes. Further to the south is the site of a proposed 50 acre church development. Further to the east and south are single-family subdivisions. To the north and northeast is C-1 Neighborhood Commercial, 0-2 Professional Office and 0-3 General Office. This land is vacant undeveloped. There is a structure under construction on the 0-3 land to the northeast along Rahling Road. 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 northwest 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, for the application area. This change was made to allow for future development of the land (no reclassification was included at the time). June 17, 2003, changes from Office, Multifamily and Single Family to Multifamily and Low Density Residential south of Chanel Parkway around Rahling Road, a half mile to the southwest. 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 northwest of the site. This change was FILE NO_: LU06-19-03 (Cont. 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 Plan shows the application area of Mixed Use. To the south, west and east the Plan Shows Multifamily. Beyond this to the west is a large area at Rahling and Chenal Parkway of Community Shopping and Commercial use. A large area of Office is shown to the southwest and northwest. The southwest area is mostly developed along Arkansas System Drive. To the northwest is undeveloped Office along Chenal Drive. Further to the southeast, east and northeast is Single Family. MASTER STREET PLAN: Rahling Road and Champlin Drive are shown as Arterials on the plan. 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. BICYCLE PLAN.- The LAN: The Master Street Plan, bicycle section, proposes a Class I bike route along Rahling Road. A Class I route has a separate pavement for the sole use of bicycles. PARKS: The Little Rock Parks and Recreation Master Plan indicates this site is close to meeting the goal of being with 8 -blocks of an existing public or private park or open space. Additional recreational or open space will be needed in the general area to the north. 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. 2 FILE NO.: LU06-19-03 (Cont, ANALYSIS: The application area is partially cleared land. There is a small business center under construction to the east along Rahling Road. Two large apartment communities have been built near by. One is to the southeast the other is west of the site. Most of the surrounding land remains vacant and available for development. This is a part of the 'Chenal Valley' development area and is part of the high growth area of Little Rock. Thus it is a developing part of the City. Most of the large office area to the southwest has been developed. Development in the immediate area has been slow, with two apartment complexes, a church and now a small business center (office and retail). The primary growth area of 'Chenal Valley' has been to the west and northwest of this site. To the east several other residential developments have been moving to the west with new homes. The 'Chenal Master Plan' and the City's Land Use Plan call for an intense commercial area at the Rahling Road-Chenal Parkway intersection. Most of this land, after two decades, is yet to develop or have building plans under review for construction. Only the southeast corner is partially developed with commercial and small offices. To the south and southeast is the site of a proposed 50 -acre church, which is on this same agenda. This complex will be on the east side of Champlin Drive just south of the application area. This will include some of the area south of the site currently shown for Multifamily. It is expected that the church complex and street connections will all be made within the next two years. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: St Charles Community Association. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: 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 3 FILE NO.: LU06-19-03 (Cont. 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 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 applicant amended the application to Neighborhood Commercial. Staff recommends approval of the amended application. The amended item was placed on the consent agenda for approval. By a vote of 9 for and 0 against the consent agenda was approved. CI ORDINANCE NO AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE CHENAL DISTRICT FROM MIXED USE TO NEIGHBORHOOD 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 Southwest Corner of Rahling Road & Champlin Drive be amended from Mixed Use to Neighborhood Commercial. SECTION 2. 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 N Case: LU06-19-03 MX TO NC Location: CHAMPLIN AND CEHANAL PARKWAY Ward: 5 PD: 19 0 230460 920 Feet CT: 42.10 TRS: T2NR14W36 Vicinity Map AREA ZONING N Case: LU06-19-03 MX TO NC Location: CHAMPLIN AND CEHANAL PARKWAY Ward: 5 PD: 19 0 230460 920 Feet CT: 42.10 TRS: T2NR14W36