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OFFICE OF THE CITY MANAGER _
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
MAY 15 2007 AGENDA
Subject Action Required Approved By
Land Use Plan
Amendment in the Chenal Ordinance
District from Single Resolution
Family to Neighborhood Approval
Commercial. Information Report
(LU06-19-07)
Submitted By:
Planning & Development
Bruce Moore
SYNOPSIS
Changing an area either side of Kanis Road, east of Denny
Road from Single Family to Neighborhood Commercial.
FISCAL IMPACT
None Determined
RECOMMENDATION
Staff recommends denial. The Planning Commission by a
vote of 5 for 4 against recommends denial.
CITIZEN
A Public Hearing before the Planning Commission on
PARTICIPATION
February 15, 2007 and notices sent to surrounding
residents.
BACKGROUND
The initiative to review the Land Use Plan along Kanis
Road from Chenal Parkway to Stewart Road was at the
request of the Little Rock Board of Directors. This was
made as the result of a Land Use Plan amendment just
west of Chenal Parkway on the north side of Kanis Road
to Commercial from Multifamily. Staff had been
opposed to this change in part due to a concern it could
lead to further commercial requests along Kanis, making
Kanis lined with commercial from Chenal Parkway to at
least the alignment of the proposed West Loop. The
Board of Directors recognized that even though they felt
the requested change should be made that Staff's
BACKGROUND
CONTINUED
concerns should be addressed. As a result, Staff was
instructed to work with the Little Rock Planning
Commission to develop a revised Plan to address Staff s
concern about further commercialization of Kanis Road.
Staff developed several options and presented these to the
Plans Committee of the Little Rock Planning
Commission. Two options were developed to present to
the full Planning Commission. This was done at an
Informal meeting of the Little Rock Planning. About this
time several requests were made to amend the Land Use
Plan in the vicinity, mostly to the north. The Planning
Commission instructed staff to work with the Plans
Committee and review the impacts of the requested
changes with the corridor study underway. This was done
and presentations on the various Land Use Plan
Amendments were made to the Commission and City
Board of Directors in the spring of 2006.
The Land Use Plan study recommendation was developed
and distributed to the affected property owners for
comment. From this a final package was developed,
which is now presented to the Planning Commission for
consideration.
The amendment area is outside the city limits of Little
Rock but adjacent to the south and southwest. The major
growth corridor of the City has been immediately to the
northeast of the amendment area. New subdivisions have
been built during the last ten years to the northwest and
northeast within the city. In addition, many large -lot (5 to
10 acre tract) subdivisions have been developed to the
south, west and southwest outside the City of Little Rock.
The overall development pattern has been set for the
vicinity. That is moderate density north of Kanis Road
with lower density development south of Kanis Road.
Staff believes this is not just a current situation but also
the likely future development pattern for the area. South
of Kanis the land has been subdivided into tracts of five
acres or more with large high-end homes constructed on
each lot. This investment means that a major change
is not likely. To the north are subdivisions of more
suburban nature within the large `Chenal' development.
Even with the possibility of annexation in the future only
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BACKGROUND
CONTINUED
limited densification is likely to the south of Kanis Road.
Any change in use along Kanis Road with new
development should be done in a manner that is sensitive
to this development pattern both to the north and south of
the road.
The Plans Committee indicated that with the difficulty of
getting multifamily development in many areas, areas
already zoned for multifamily within the study area
should not be changed if at all possible. This along with
the density issue and the Board's guidance to prevent a
commercial `strip' were the over arching principles used
to guide the study.
There are two large Public Institutional use areas shown
on the Plan within the study area. Neither is developed at
this time. This is not the standard practice of the City.
That is the City only shows Public Institutional when the
use exists or is about to develop. These two areas were
shown on a Plan done by a private consultant for the City.
Based on common practice of the City these two areas
were determined to be areas where changes should be
proposed.
One Public Use area is east of Rock Creek along the
south side of Kanis Road. All of the remaining land east
of Rock Creek on the Plan is Commercial or Mixed
Office Commercial. The zoning is currently Planned
Commercial Districts, `R-2' Single Family and a small
area of `C-3' General Commercial at the intersection with
Chenal Parkway. Remembering the density issue, Staff
and the Plans committee recommendation was for this
area to be Suburban Office. This recognizes that the
areas east of the creek are non-residential while
attempting to `step-down' in intensity as one moves west
and south.
The second Public use area on the Plan within the study
area is along the alignment of the West Loop, likely to be
Rahling Road extended, to the north of Kanis Road. This
land is mostly in one ownership and is zoned MF -24, MF -
18 (both multifamily zonings: one 18 -units per acre, the
other 24 -units per acre) with some `0-2' Office and
Institutional zoning. The zoning pattern is based on the
proposed alignments of Rahling Road, La Grande Drive
and Champagnolle Drive. All are Collectors or Arterials
3
BACKGROUND
CONTINUED
on the City Master Street Plan. The zoning pattern has
been in place for approximately twenty years. Using the
principle to maintain existing Multifamily zoned areas
and increased density north of Kanis Road, the proposal
became to change most of the area to Multifamily with a
small area changed to Suburban Office (the
Champagnolle-Rahling intersection).
The commercial node at the intersection of Kanis Road
with the West Loop was designed to be small. The major
commercial was and is to be at Rahling Road and Chenal
Parkway. When looking at the zoning and ownership
pattern along the south side of Kanis it was determined
that only a minor change was possible. This was to
recognize the ownership with a large single-family home.
Most of the tract is shown for Single Family and there is a
large home on the site. The Multifamily had been shown
as a transition from the commercial node to the single-
family. Keeping in mind the lower density guide, the
proposal is to remove the multifamily from the Plan for
the southwest quadrant and show only Single Family for
this area.
On the north side of the `node' the existing zoning and
use goes beyond the current Commercial area into the
area shown for Multifamily. Thus a change to expand the
`node' to more accurately display areas already
committed to future commercial uses is proposed. A
large amount of Low Density Residential is added to the
northwest of the `node'. This is to provide a transition
and reflect the increase in density to the north of Kanis
Road.
At the Denny-Kanis Road intersection is a Neighborhood
Commercial Node. The proposal is to enlarge the node
along the north side of Denny. This expansion more
accurately reflects the already existing `C-1'
Neighborhood Commercial. There is one commercial use
already in place at this intersection within the area
proposed, which is only partially currently shown for
Neighborhood Commercial. Also at this node, at the
southwest corner of Stewart and Kanis Road an area is
shown going to Single Family from Neighborhood
Commercial. This reflects a recent request to split a tract
for two single-family homes.
0
BACKGROUND
CONTINUED
In general, the package attempts to more accurately
reflect the currently and likely future use pattern based on
the zoning and currently use pattern. In addition the
principals of maintaining existing zoned multifamily
areas, removing non-developed Public Use areas and
protecting the low density single-family areas to the south
were used to develop an overall package for the corridor.
5
FILE NO.: LU06-
Name: Land Use Plan Amendment - Chenal Planning District
Location: Either side of Kanis Rd, east of Denny Road
Request: Single Family to Neighborhood Commercial
Source: Walter Murray, property owner
PROPOSAL/REQUEST:
Land Use Plan amendment in the Chenal Planning District from Single Family, to
Neighborhood Commercial. Neighborhood Commercial is limited to small-scale
commercial development in close proximity to a neighborhood, providing goods
and services to that neighborhood market.
This request as added by a property owner to a package of changes generated
as a result of a City Board of Director's instruction to review the Land Use Plan in
the Kanis Road corridor from Chenal Parkway to Stewart Road.
EXISTING LAND USE AND ZONING:
The properties involved are zoned R-2 Single Family and have homes on them.
To the west is C-1, Neighborhood Commercial and R-2 Single Family zoned
land. A Church, a couple small businesses as well as wooded land currently
exist. To the north and south are R-2 Single Family tracts both wooded vacant
and large lot single-family. To the east is 'C-3' General Commercial and 'PCD'
Planned Commercial District and R-2 Single Family zoned land. The adjacent
land is currently wooded or has homes, with a couple of businesses further to the
east near Edswood.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
August 15, 2006, Three Land Use Plan amendment packages were approved.
These amendments changed Single Family, Low Density Residential,
Multifamily, Mixed Use, Neighborhood Commercial and Office areas to Single
Family, Mixed Use, Office Neighborhood Commercial, Commercial and Mixed
Office/Commercial. The changes were in areas to the north and northeast of this
proposed amendment package continuing along Rahling Road. The changes
were made to allow for future development and some were related to
reclassifications of the land.
June 27, 2006 a change was made from Office, Neighborhood Commercial and
Low Density Residential to Mixed Office Commercial approximately a mile to the
northeast of this amendment package east of Kirk Road and north of Chenal
FILE NO.: LU06-19-07 (Cont.
Parkway. The changes resulted from a Planned Commercial reclassification to
allow for future development.
May 18, 2004, a change from Single Family to Office, south of Cantrell Road
between Chenonceau and Chevaux, over two miles to the north of the site. This
change was made related to a Planned Office 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, over a mile to the northeast of the application area.
This change was made to allow for future development of the land (no
reclassification was included).
June 17, 2003, changes from Office, Multifamily and Single Family to Multifamily
and Low Density Residential south of Chenal Parkway around Rahling Road,
north of the application area. 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, over two miles 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.
The Land Use Plan in this area generally reflects the existing land use with only
minor changes. This is common for the areas outside the city limits. The Plan
shows a small amount of Commercial use at the proposed intersection of Kanis
Road with the `West Loop'. Multifamily is shown as a transition from this
Commercial to the Single Family surrounding. A large Public Institutional use
area is shown to the north of this use grouping. The proposal had been for a
hospital or school complex at this site. A second Public Institutional use area is
shown along Kanis just east of Rock Creek. This too was to have been a school
site. A small area of Neighborhood Commercial is also shown at the Stewart-
Kanis-Denny Roads intersection. To the south, west and northwest is shown for
Single Family. To the northeast across Rock Creek is generally shown for
intense development Commercial and Office with some Multifamily.
MASTER STREET PLAN:
Kanis Road, Denny Road, Stewart Road, and the Proposed West Loop (Rahling-
Edswood) are shown as Arterials on the plan. The primary purpose of an
Arterial is to move vehicles and goods in and through the area. Direct access to
these roads should be limited if provided at all. These roads are not currently
built to standard, additional right-of-way and pavement are likely to be required
with future developments.
0
FILE NO.: LU06-19-07 (Cont.
BICYCLE PLAN:
A Class I Route is shown along Kanis Road, east of the West Loop and along the
West Loop. Class I routes have a separate paved area from the motorized traffic
and may parallel the street. If included with the sidewalk, the resulting pathway
must be wide enough for both uses on both sides of the roadway. A Class II
route is shown along Kanis Road, west of the West Loop. A Class II bikeway is
located on the street as either a 5 -foot shoulder or six foot marked bike lane.
Additional paving and right of way may be required.
PARKS:
The Little Rock Parks and Recreation Master Plan indicates that most of the area
included in this amendment is within 8 -blocks of a public or private outdoor
recreation area. It should be noted that there is a portion, which does not meet
this standard. Additional recreational and outdoor space opportunities in this
general area should be pursued based on the Plan.
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:
The initiative to review the Land Use Plan along Kanis Road from Chenal
Parkway to Stewart Road was at the request of the Little Rock Board of
Directors. This was made as the result of a Land Use Plan amendment just west
of Chenal Parkway on the north side of Kanis Road to Commercial from
Multifamily. Staff had been opposed to this change in part due to a concern it
could lead to further commercial requests along Kanis, making Kanis lined with
commercial from Chenal Parkway to at least the alignment of the proposed West
Loop. The Board of Directors recognized that even though they felt the
requested change should be made that Staff's concerns should be addressed.
As a result, Staff was instructed to work with the Little Rock Planning
Commission to develop a revised Plan to address Staff's concern about further
commercialization of Kanis Road.
.
FILE NO.: LU06-19-07 Cont.
The Land Use Plan study recommendation was developed and distributed to the
affected property owners for comment. From this a final package was
developed. The amendment area is outside the city limits of Little Rock but
adjacent to the south and southwest. The major growth corridor of the City has
been immediately to the northeast of the amendment area. New subdivisions
have been built during the last ten years to the northwest and northeast within
the city. In addition, many large -lot (5 to 10 acre tract) subdivisions have been
developed to the south, west and southwest outside the City of Little Rock.
The overall development pattern has been set for the vicinity. That is moderate
density north of Kanis Road with lower density development south of Kanis
Road. Staff believes this is not just a current situation but also the likely future
development pattern for the area. South of Kanis the land has been subdivided
into tracts of five acres or more with large high-end homes constructed on each
lot. This investment means that a major change is not likely. To the north are
subdivisions of more suburban nature within the large 'Chenal' development.
Even with the possibility of annexation in the future only limited densification is
likely to the south of Kanis Road. Any change in use along Kanis Road with new
development should be done in a manner that is sensitive to this development
pattern both to the north and south of the road.
A property owner not within the areas suggested for changes, contact staff about
including their property in the package of changes before the Commission. In
order to accomplish this the item was deferred. Mr. Walter Murray provided staff
with information on his site and a neighbor to the south across Kanis Road.
These properties, 18520 and 18601 Kanis Road, are requesting Neighborhood
Commercial on the Land Use Plan. Both are current Single Family with homes
on them and a R-2 single-family zoning classification.
The original package of City generated Land Use Plan changes were approved
by the Planning Commission at their December 21, 2007 meeting. Mr. Murray
was unable to attend so the additional areas were deferred to February 2007The
addition is not consistent with the guidelines used for the Study: to prevent strip
commercialization of Kanis, and to reflect the existing zoning/use pattern and the
likely future development pattern for the area.
NEIGHBORHOOD COMMENTS:
Notices were sent to the Parkway Place Neighborhood Associations. Staff has
received no comments from area residents at the time of this writing.
STAFF RECOMMENDATIONS:
Staff believes the changes are not appropriate.
12
FILE NO.: LU06-19-07 (Cont.
PLANNING COMMISSION ACTION:
(FEBRUARY 15, 2007)
Walter Malone, Planning Staff, reviewed the request and reminded the
Commission of the original Kanis Land Use Plan review. Mr. Malone indicated
the changes in the amendment approved in December by the Commission and
stated those changes are awaiting the outcome of this item prior to presentation
to the Board of Directors. Since the concern was to prevent `strip commercial
along Kanis', Staff can not support this expansion of the Neighborhood
Commercial Node at Denny-Kanis-Stewart.
Walter Murray, applicant, thanked the Commission for hearing their request.
Mr. Murray pointed out the large amount of C-1 zoning to the west of his property
and the Neighborhood Commercial designation. The area is changing and they
are not against the changes but it is no longer a single-family area. Mr. Murray
discussed all the commercial use to the east of the application area along Kanis
Road, discussing some of the actual uses. The four acres of Mr. Murray's land
will not be developed single-family like that in Chenal. Since the area is
changing they are asking for Neighborhood Commercial now. Though they have
on specific plans for a new use, they wish to take this opportunity rather than ask
later. Mr. Murray assured the Commission that his property would not created
additional traffic problems. He then discussed the Pulaski Academy site on
Denny Road and the traffic that could be created from that development.
Ruth Bell, League of Women Voters, addressed the Commission. The concern
is 'wall to wall' commercial and quality of life for the residents of the City. Ms.
Bell reminded the Commission about the previous studies of Kanis Road (three).
The aim of these studies was to let development happen without losing the
charm of Kanis Road. Ms. Bell asked the Commission to honor Staffs
recommendation and not line Kanis with Commercial use.
There was discussion about the Kanis-Denny-Stewart intersection design.
Mr. Mike Hood, Civil Engineer Manager reviewed some of the design options.
These have only been preliminary studied. Kanis Road is a Minor Arterial, which
is a five -lane section; current Kanis Road is a two -lanes with open ditches (rural
design).
A question about the remaining Single Family use area along Kanis was asked.
Mr. Malone reviewed the proposed Low Density Residential change to the east of
the site and the use changes south of Kanis Road. There would be very little
single-family along Kanis with or without this amendment. Most would be south
of the road and Mr. Malone reminded the Commission about the density change
the study had been based on, with large lot residential to the south and more
urban -suburban development to the north.
5
FILE NO.: LU06-19-07 (Cont.
Commission Meyers expressed support of the request and the desirability of
commercial areas close to residential. Commission Williams moved approval
with Commissioner Meyer seconding. By a vote of 5 for, 4 against and 2 absent
the request was denied.
X
ORDINANCE NO.
AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222)
IN THE CHENAL PLANNING DISTRICT FROM SINGLE
FAMILY TO NEIGHBORHOOD COMMERCIAL; AND FOR
OTHER PURPOSES.
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF
DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS:
SECTION 1. That an area either side of Kanis Road, east of Denny Road be
amended from Single Family 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:
APPROVED:
City of Little Rock Clerk Mayor
APPROVED AS TO FORM:
Director, City of Little Rock Board
City Attorney
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Case: LU06-19-07
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