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HomeMy WebLinkAboutminutes may meetingMay 25, 2006 ITEM NO.: 3 FILE NO • LU06-19-04 Name: Land Use Plan Amendment - Chenal Planning District Location: Southwest corner of Rahling Road and Chenal Drive R_ eguesf: Office to Community Shopping Source: Tim Daters, White-Daters PROPOSAL 1 REQUEST: Land Use Plan amendment in the Chenal Planning District from Office to Community Shopping. Community Shopping represents for shopping center development with one or more general merchandise stores. A request to reclassify the property C-2, Shopping Center, is an accompanying item. EXISTING LAND USE AND ZONING: The property is undeveloped currently zoned 0-2, Office & Institutiona, use and is 14.8 acres t in size. To the north is MF -24, Multifamily 24 units per acre land. An apartment complex is located on the majority of this land. The most northern part is vacant. To the northeast is a Planned Residential District for a retirement community. The land remains undeveloped. To the west is C-1, Neighborhood Commercial, then 0-2, Professional & Institutional. This land is vacant and wooded. To the southeast is a large new apartment complex with a zone of MF18, Multifamily 18 units per acre. Beyond this is additional MF -18 land, which is undeveloped. To the south is 0-2 land that is either undevelopable or currently developed with office buildings. To the southwest is a Planned Commercial District that is only half developed with structures housing both office and retail uses. To the east is vacant wooded land zoned C-3, General Commercial. 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). May 25, 2006 ITEM NO.: 3 (Cont.) FILE NO.: LU06-19-04 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 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 shows this site for Office use. To the north, northeast, and southeast is Multifamily. Beyond this to the north is shown for Single Family. The land to the east is shown for Neighborhood Commercial. Further along Rahling Road to the east is Office then Single Family use. To the east at Champlin Drive and Rahling Road is a small amount of Neighborhood Commercial and Mixed Use. To the southwest at the Rahling Road-Chenal Parkway intersection is a large area of Community Shopping and Commercial use. MASTER STREET PLAN: Rahling Road is shown as an Arterial 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. Chenal Drive is shown as a Collector on the plan. 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. BICYCLE PLAN: 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. K May 25, 2006 ITEM NO.: 3 (Cont.) FILE NO.: LU06-19-04 PARKS: The Little Rock Parks and Recreation Master Plan indicates this site is not within 8 -blocks of an existing public or private park or open space. Additional recreational or open space will be needed in the general area. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN.- The LAN: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. ANALYSIS: The site is heavy wooded and has been zoned for office use since the mid- 1980s. This zoning and the Plan classification dates back to the Chenal Master Plan completed twenty years ago. The Office of which this is a part was the transition or step-down from the more intense commercial area around the Chenal-Rahling intersection to the single-family homes sites beyond. Immediately to the north and across Rahling to the south are tow apartment communities. To the southwest is the Rahling Circle area that is developing as a mix of retail and small offices. The remaining land surrounding this site is undeveloped. To the northeast a large area has been cleared for the development of a retirement community. This development would include housing from duplexes to multifamily to assisted living. It should be noted that the original developer of this project has decided not to proceed. Though a similar development may occur in the future. To date much of the commercial areas of the 'Chenal Valley' development have not developed. There were three originally proposed. Two are on Cantrell Road and one at Chenal Parkway and Rahling Road. The two on Cantrell (at Chenal Parkway and Chenonceau) have partially developed. The largest commercial concentration was proposed to be at Chenal Parkway and Rahling Road. Only the southeast corner (Rahling Circle) has development and not fully to date. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: St Charles Community Association. Staff has received no comments from area residents. 3 May 25, 2006 ITEM NO.: STAFF RECOMMENDATIONS: FILE NO.: LU06-19-04 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 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. C!