HomeMy WebLinkAboutstaff reportApril 7, 2016
ITEM NO.: 22
FILE NO.: LU16-19-01
Name: Land Use Plan Amendment — Chenal Planning District
Location: 16100 Chenal Parkway
Request: Commercial with Special Conditions to Commercial
Source: Riverside Properties LLC
PROPOSAL / REQUEST:
Land Use Plan amendment in the Chenal Planning District from Commercial with
Special Conditions to Commercial. The Commercial category includes a broad
range of retail and wholesale sales of products, personal services, and general
business activities. Commercial activities vary in type and scale, depending on
the trade they serve.
EXISTING LAND USE AND ZONING.-
The
ONING:
The property is currently zoned PD -C Planned Development — Commercial and
0-2 Office and Institutional. The land currently has two vacant car dealership
buildings on it and is 5.3 acres ± in size. To the north and northeast is
undeveloped land that is partially wooded and zoned Planned Commercial
Development that extends to Wellington Hills Road, to the east is Highland Valley
United Methodist Church on land zoned R-2 Single Family and a vacant lot
owned by the church immediately next to the applicant site zoned 0-2 Office and
institutional, to the south across Chenal Parkway is land zoned PCD Planned
Commercial Development for the Kroger/ Marshalls shopping center with
different outparcels and to the west is undeveloped land zoned C-3 General
Commercial.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On April 20, 1999, this area was changed from Office to Commercial with a PZD
required. Later this would be termed "Special Conditions" when grouped with
other areas of town that had similar conditions attached.
On June 27, 2006, an area to the southwest of Kirk Road and Kanis was
changed from Multifamily to Mixed office Commercial.
On June 27, 2006, a large tract immediately north of this site was changed from
Low density Residential, Neighborhood Commercial and Office to Mixed Office
Commercial.
April 7, 2016
ITEM NO.: 22 [Cont.] FILE NO.: LU16-19-01
On August 19, 2014, an area at the northwest corner of Chenal Parkway and
Wellington Hills Road was change from Mixed Office Commercial to Commercial.
To the north of the site is land shown as Mixed Office Commercial on the Plan, to
the east is shown Public Institutional for the church, to the south across Chenal
and to the west is shown as Commercial.
MASTER STREET PLAN:
Chenal Parkway is shown as a Principal Arterial with Alternative Design
Standards on the plan. The Rock Creek Alignment was adopted in 1987 and the
four Lane "parkway Section" was adopted in 1994. 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 Parkway since it
is a Principal Arterial.
BICYCLE PLAN:
There is a Bikeway I - Bike Path proposed along this portion of Chenal parkway.
It would be built separate from or alongside a road. Additional paving and right of
way may be required.
PARKS:
According to the Master Parks Plan, this area is not in a service deficit area. The
Rock Creek parkway with trails is within eight blocks of the site.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
ANALYSIS:
Many changes have happened in this area since the Land Use Plan amendment
placed the Special Condition of requiring a PZD on this parcel in 1999. At that
time, the land was home to a landscape company that had been on site for many
years with greenhouses and open display of plant materials. To the north was
undeveloped pastureland zoned MF18 and shown as MF on the Land Use Plan.
To the east of the site, across Kirk Road, were a newer Texaco Station and other
C3 property shown as Commercial. To the south was the new Kroger and
proposed shopping center that is shown as Mixed Office Commercial and a PCD.
K
April 7, 2016
ITEM NO.: 22 (Cont.) FILE NO.: LU16-19-01
To the east was the Highland Valley United Methodist Church zoned R2 CUP in
a Public Institutional Land Use classification.
At the time, the Office was a buffer between the Multi -Family to the north and the
Mixed Office Commercial area to the south. The requirement for the PZD
protected the anticipated multifamily to the north and the Public Institutional to
the east. The Special condition was applied to the entirety of the Office area
shown on the plan at that time.
Since that time, the Kroger Shopping center has more than doubled in size with
five outparcel buildings and a Kroger Mega Market. Offices have been built on
Kirk Road to the north of Chenal and Kirk Road itself has been extended to Pride
Valley Road to the south. Highland Valley Church had an expansion as well as
other commercial businesses being built at the intersection of Wellington Hills
Road and Chenal.
The Land Use Plan has changed significantly also. The Multi -Family to the north
is now Mixed Office Commercial and the Mixed Office Commercial to the south
across Chenal is now Commercial. The Multi -Family southwest of Kirk and
Chenal Parkway is now Mixed Office Commercial.
The rezoning action that is accompanying this application is to revoke the PCD
that allowed auto sales with outdoor display and to rezone the property C-3
General Commercial which does not allow outdoor display. The need for the any
special condition on this site would be moot if passed.
With the accumulation of changes in the Future Land Use Plan over the last 17
years, the current development of the surrounding neighborhood, and the
proposed zoning change to remove the by right outdoor display, there is no need
for the Special Conditions on this property.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood association: Parkway Place.
Staff has received no comments from area residents as of this writing.
STAFF RECOMMENDATIONS.
Staff believes the change is appropriate.
3
Vicinity Map
Plan Amendment
City of Little Rock Planning & Development
Rev: 3/7/2016
Case: LU -16-19 01
Location: 16100 Chenal Parkway
From CW/SC to C
Ward:5
PD: 19
CT. 42.16
TRS: TIN R14W 1
N
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Area Zoning
City of Little Rock Planning & Development
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Case: LU -16-1901
Location: 16100 Chenal Parkway
From CW/SC to C
Ward: 5 N
PD: 19
CT. 42.16
0 200 400
TRS: TIN R14W 1
Feet