Loading...
HomeMy WebLinkAboutminutesJuly 5, 2007 ITEM NO.: 8 FILE NO.: LU07-19-01 Name: Land Use Plan Amendment - Chenal Planning District Location: The northwest corner of Chenal Parkway and Wellington Hills Drive Request: Mixed Office Commercial to Neighborhood Commercial Source: Frank Riggins, Crafton, Tull, Sparks & Assoc. PROPOSAL / REQUEST: A Land Use Plan amendment in the Chenal Planning District from Mixed Office Commercial to Neighborhood Commercial. Neighborhood Commercial represents services including limited small-scale commercial development in close proximity to a neighborhood, providing goods and services to that neighborhood market area. The applicant has applied for a revision to a previously approved Planned Commercial Development for a new Walgreen's. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include the parcel north and adjacent to the applicant's property. With these changes, the entirety of the Mixed Office Commercial would be split into Neighborhood Commercial and Office. It is thought that the additional area would make the boundaries more logical. EXISTING LAND USE AND ZONING: The property is currently zoned Planned Commercial Development, vacant and is approximately eight acres in size. A mini -storage warehouse sits in a Planned Office Development northwest of the amendment area. A vacant tract of land is located in a C-1 Neighborhood Commercial zone north of the amendment area. A radio station is located northeast of the amendment area and is zoned 0-1 Quiet Office. The property to the east is zoned C-2 for a car dealership. To the west of the amendment area is zoned R-2 and is the Highland Valley United Methodist Church. South of the amendment area is a Planned Commercial Development for National Home Center. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The amendment area is currently shown as Mixed Office Commercial on the Future Land Use Plan. Public Institutional is shown to the west and Commercial is shown to the south and the east. North is planned for Neighborhood Commercial. Ordinance 19577 on August 15, 2006 amended the area at the southeast corner of Chenal Parkway and Arkansas Systems Drive from Office to Mixed Office Commercial. July 5, 2007 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: LU07-19-01 This was to allow for the development of a bank and a three-story building with 31 percent commercial. Ordinance 19581 on August 15, 2006 amended the area at the northwest corner of Rahling Road and Chenal Valley Drive from Office to Mixed Use for a shopping center at this location. Ordinance 19584 on August 15, 2006 amended the area at the southwest corner of Rahling Road and Champlin Drive from Mixed Use to Neighborhood Commercial to more accurately represent the zoning for this area. Ordinance 19559 on June 27, 2006 amended the area on either side of Wellington Hills Boulevard, east of Kirk Road from Office, Neighborhood Commercial and Low Density Residential to Mixed Office Commercial to allow for future development of the area using the PZD process. Ordinance 19292 on April 5, 2005 changed multiple areas. An area on Chenonceau was changed from Mixed Office Commercial to Commercial. On Ranch Boulevard, one area was changed from Single Family to Public Institutional and another area was changed from Mixed Office Commercial to Commercial. The property at 5800 Ranch Drive was changed from Mixed Office Commercial to Office. At the northeast corner of Katillus and Cantrell an area was changed from Transition to Suburban Office. Further south on Katillus was changed from Transition to Single Family. All four corners at the intersection of Chenal and Cantrell were changed from Park/Open Space to Commercial. South of Cantrell on Chenal was changed from Park/Open Space to Single Family. At Cantrell Road and Highway 300 was changed from Public Institutional, Neighborhood Commercial, and Single Family to Suburban Office. On the south side of Cantrell Road at Highway 300 was changed from Public Institutional to Single Family and Low Density Residential. At the northeast corner of the intersection of Highway 300 and Cantrell a change was made from Single Family to Office. These amendments were part of a review of the Highway 10/Cantrell Corridor as requested by the Little Rock Board of Directors. Ordinance 19039 on January 20, 2004 amended the Office at the southwest corner of Rahling Road and Champlin and on the south side of Rahling Road approximately three hundred feet east of Champlin to Mixed Use for future development. Ordinance 18887 on June 17, 2003 amended multiple areas in the Chenal District. A portion of the Office on the south side of Rahling Road at the intersection of Chenal Valley Drive was changed to Multi Family. A portion of the Single Family and Multi Family on the east side of the extension of Wellington Hills Road was changed to Low Density Residential. The Single Family on the west side of Champlin Road/Wellington 2 July 5, 2007 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: LU07-19-01 Hills Road was amended to Multi Family. These changes were made for future multi family developments and to recognize existing zoning. Ordinance 18627 on January 2, 2002 amended the Single Family north and east of the Northfield Road and Chenal Parkway to Commercial. The Single Family south and east of the Northfield Road and Chenal Parkway up to and including the first electrical transmission line easement was changed to Suburban Office. Also, the Single Family along Chenal Parkway east of the before mentioned area and west of Aberdeen Subdivision was amended to Park/Open Space. These changes were made to allow for more future Office and Commercial development. Ordinance 18561 on September 18, 2001 amended multiple areas in the Chenal District. The Commercial on the southwest corner of the north intersection of Chenal Valley Drive and Chenal Parkway was amended to Single Family. The Low Density Residential and Public Institutional south of Taylor Loop Road and west of Hinson Road was amended to Single Family. The Single Family at the northeast corner of Chenal Valley Drive and Rahling Road was amended to Neighborhood Commercial and Office. These changes were made because a developer wanted to expand a Single Family Residential development. Ordinance 18457 on April 17, 2001 at the southwest corner of Rahling Road and Chenal Parkway was amended from Multi Family, Park/Open Space, Single Family and Community Shopping to Community Shopping. These changes were made to return the Land Use Plan to match the zoning after a PCD was revoked for this area. MASTER STREET PLAN: Chenal Parkway is shown as a Principal Arterial with Reduced Design Standards. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chenal since it is a Principal Arterial. Wellington Hills is shown as a Minor Arterial. A Minor Arterial provides connections to and through an urban area. Their primary function is to provide short distance travel within the urbanized area. These streets may require dedication of right-of-way and may require street improvements. BICYCLE PLAN: A Class I bike route is shown on Chenal Parkway. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. 3 July 5, 2007 SUBDIVISION ITEM NO.: 8 (Cont.) _ FILE NO.: LU07-19-01 PARKS: According to the Master Parks Plan, this site is located within eight blocks of a park or open space. South of this property is the Rock Creek greenbelt. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial goal states "aggressively use Planned Zoning Districts (PZDs) to influence more neighborhood -friendly and better quality developments." ANALYSIS: This site has been the subject of two land use plan amendments in the past. In 1989, Commercial was shown on both sides of what was then called Wellington Village Drive with frontage along Chenal Parkway. The applicant wanted a larger amount of Commercial shown on the east side of the intersection to allow for a large commercial development. After a lengthy discussion at that planning commission meeting, the Land Use Plan was amended to Office on the west side of the intersection and a larger section of Commercial on the east side to reflect the zoning changes. Then in December of 1999, a land use plan amendment was filed for the current amendment site to change it from Office to Commercial for a Saturn dealership. After much discussion and many deferrals, a compromise was reached. The future land use plan was amended to Mixed Office Commercial on the west side of the intersection at Wellington Hills Drive and Chenal Parkway to allow for the car dealership. The dealership was never developed and this site remains vacant. The current application is to amend this location from Mixed Office Commercial to Neighborhood Commercial to accommodate a new Walgreen's development. Staff has expanded this application to include the entirety of Mixed Office Commercial planned for this intersection, so that part of it is Neighborhood Commercial and the northern part would be amended to Office. This would allow for the same mixture of office and commercial uses, but the future land use plan would represent it differently. This area has seen a recent demand for both office and commercial uses. Since 2002, the Planning and Development Department has issued for this area 20 office building permits, 10 commercial building permits, 24 office renovation permits, and 91 9 July 5, 2007 SUBDIVISION M-8111110[0aE,06 on ���[�a■��A�i�a�Zl commercial renovation or addition permits. The amount of vacant commercial and office land has declined as the area develops. Wellington Hills Drive is a major entryway for a large single-family home neighborhood located north and east of this amendment area. A change to Neighborhood Commercial at this site would be appropriate since Neighborhood Commercial is designed for "limited, small scale commercial development in close proximity to a neighborhood, providing goods and services to that neighborhood market area." NEIGHBORHOOD COMME Notices were sent to the following neighborhood associations: St. Charles Community Association, Parkway Place Property Owners Association and The Villages of Wellington. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. PLANNING COMMISSION ACTION: (JULY 5, 2007) Walter Malone, Planning Staff, reviewed the surrounding use and zoning pattern. Mr. Malone presented some of the past history of this site. The proposed amendment maintains the office and commercial uses but only more clean delineates the location of each. There is a demand in the general are for both. Staff is supportive of the proposed change. Ms. Donna James, Planning Staff, reviewed the related Planned Zoning District (see item 8.1: Z -4470-E for a complete minute record). A motion was made to approve the Plan amendment, by a vote of 7 for, 0 against, 1 recuse, 2 absent and one open position the amendment was approved. 6i w PCD PR Q OS Q o� o 24 R2 � 02 PCB R2 Area Vicinity Map rJUll ill Case: LU07-19-01 Location: Northwest Corner of Wellington Hills and Chenal MOCtoNC&O Ward: 5 0 200 400 Feet PD: 19 CT: 42.10 TRS: TIN R13W6 Vicinity Map Pian Amendment Case: LU07-19-01 N Location: Northwest Corner of Wellington Hills and Chenal MOC to NC & O Ward: 5 0 200 400 Feet PD: 19 CT: 42.10 TRS: TIN R13W6