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HomeMy WebLinkAboutFAX to Emerson:ity of Little Rock apartment of Planning and Development 23 West Markham Ittle Rock_ Arkannan 72201-%334 F"..COVER - SHEET DATE:— l 10-96 TO: PPu L—�r`� iV COMPANY: FAX NO .: 8 2 l — q-7 S, S' -- PHONE NO.: e-zq ` { FROM:� ��� ✓l DEPARTMENT : OL 11 VI L V FAX NO .:5 01 371-6863 1/7 (,, PHONE NO.: 2 2 D " `( l —1 TOTAL NUMBER OF PAGES INCLUDING COVER SHEET: COMMENTS: City of Little Rock Department anniing and DevelopmentPlanning Zoning and 723 West Markham Subdivision Little Rock, Arkansas 72201-1334 (501) 371-4790 September 10, 1998 Mr. Paul E. Emerson 5 Country Oaks Drive, Suite L Little Rock, Arkansas 72223 Re: Gwendolyn Emde 12118 Kanis Road Mr. Emerson, Enclosed is a copy of the items concerning the corner of Kanis and Bowman, LU98-189-02 and Z-6554, for your information. Regards, I Vy�tl a"14 -Q Brian Minyard Planner II cc: Cindy Dawson September 17, 1998 ITEM NO.: 2 Name: Location: Request: Source: FILE NO.: Land Use Plan Amendment - Ellis Mountain District Kanis and Bowman Roads - northwest corner 59:1Mlya Mixed Office Commercial to Office and Mixed Office Commercial to Commercial Dickson Flake PROPOSAL I REQUEST: Land Use Plan amendment in the Ellis Mountain Planning District at the northwest corner of Kanis and Bowman Roads from Mixed Office Commercial to Commercial and Mixed Office Commercial to Office. The current Land Use Plan recommends Mixed Office Commercial provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. Commercial includes a broad range of retail and wholesale sales of products, personal a professional services and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. Office represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices, which support more basic economic activities. CURRENT LAND USE AND ZONING: The property is currently zoned as C-3 and R-2, comprised of approximately 8.8 acres, and is shown as Mixed Office Commercial on the Land Use Plan. Sam's and Walmart, shown as Commercial on the Land Use Plan and zoned C-3 lay immediately north of the site. To the northeast of the site is a shopping center, currently under construction, which is zoned C-3 with a Land Use shown as Commercial. Diagonally southeast of the site across Kanis is a liquor store and vacant land zoned C3 and MOC land use. South of the site, across Kanis, are mini -warehouse and general business zoned R2 and shown as Transitional on the Land Use Plan. Vacant undeveloped land lies to the east that is zoned R-2 and shown as MOC on the Land Use Plan. RECENT AMENDMENTS: May 20, 1997, a change from Office to Commercial on the north side of Chenal Parkway between Bowman and Autumn Roads. September 17, 1998 ITEM NO.: 2 (Cont.) FILE NO.: LU98-18-02 January 16, 1996, a change from Low Density Residential to Suburban Office in an area east of Bowman Road, north of Sandpiper Subdivision, and south of Kanis Road. December 19, 1995, a change from Multi Family to Mixed Office Commercial southeast of the intersection of Kanis and Bowman Roads. December 19, 1995, a change from Office to Commercial for an area northwest of the Kanis and Shackleford Road intersection. February 7, 1995, a change from Office to Mixed Office and Commercial south of Chenal Parkway and west of Hermitage Road. MASTER STREET PLAN: Both Kanis Road and Bowman Road are shown as Minor Arterials on the plan. Both streets are currently two lane roads with open ditches. The Planning Commission recommendation for Kanis Road west of Bowman is an enhanced two-lane road. BACKGROUND: while this is a developing area of Little Rock, concerns have been voiced as to the intensity of development in the area. Over the last several years, parcels along Chenal Parkway have changed from office and multi -family to commercial. The planning commission just approved a land use recommendation for this site as Mixed Office Commercial as part of a larger study of Kanis Road which left the intensity of development on this site at the present level. The Rock Creek Neighborhood Plan has completed preliminary recommendations and states that they agree with the Kanis- Land Use recommendations and wants any commercial development to be reviewed with a PZD. Both of these studies desire no increase in intensification on the site. It is reasonable with the existing zoning pattern to have an office or mixed development, as shown on the plan, for this site. There are some available sites for commercial development in the area either already zoned such or shown on the Land Use Plan. The Planning Commission recently denied an amendment of MOC to Commercial at the northeast corner of Kanis and Bowman Roads. With increased activity in the area, traffic congestion continues to build. With the enhanced two-lane roadway, any intensification of land use would be detrimental. 2 September 17, 1998 ITEM NO.: 2 (Cont.) FILE NO.: LU98-18-02 IGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Parkway Place, Gibraltar Heights/Timber Ridge/Point West, Sandpiper,- Spring Valley Manor, and Birchwood. Staff has received one comment from a neighbor of a neutral nature. TAFF RECOMMENDATIONS: Staff does not support the change. 3 Vicinity Ma Plan Amendment LU98-18-02 KANIS & BOWMAN ROADS MOC TO C, MOC TO O TRS T1 N R13M PD 1s WARD s 0 625 1250 Item No. 2 Vicinity Ma Existing Zoning LU98-18-02 KANIS & BOWMAN ROADS TRS -TIN-RIM-4— PD . _ WARD 5 0 625 1250 Item No. 2 September 17, 1998 ITEM NO.: 5 FILE NO.: Z-6554 Owner: Jerry and Juanita Gibson Applicant: Dickson Flake Location: NW corner of Kanis and Bowman Roads Request: Rezone from R-2 to 0-3 and C-3. Purpose: Future office and commercial development Size: 1.13± acres to 0-3; 10.12± acres to C-3 Existing Use: Landscape nursery and undeveloped tract SURROUNDING LAND USE AND ZONING North - Shopping Center, zoned C-3 South - Mini -warehouses and other commercial uses; zoned C-3 and PCD East - Undeveloped, zoned R-2 and New shopping center, zoned C-3 West - Shopping center, zoned C-3, Single Family, zoned R-2 and undeveloped, zoned R-2 and PCD PUBLIC WORKS COMMENTS 1. Kanis Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2. Bowman Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required plus 10 feet for future right -turn lane at this arterial intersection for a distance of 250 feet from the new Kanis right-of-way line. 3. A 20 feet radial dedication of right-of-way is required at the corner of Kanis Road and Bowman Road. 4. With development, provide design of streets conforming to minor arterial standards including right -turn lane on Bowman. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. 5. Grading permit will be required on this new development, if more than one acre is disturbs. 6. Stormwater detention Ordinance applies to this property. September 17, 1998 ITEM NO.: 5 (Cont.) FILE NO.: 2-6554 PUBLIC TRANSPORTATION ELEMENT The site is not located on a LATA bus route. A bus route is located just north of the site, at Bowman and Hermitage Roads. NEIGHBORHOOD ASSOCIATION NOTIFICATION The Gibralter Heights, Point West, Timber Ridge and Birchwood Neighborhood Associations were notified of the rezoning request. LAND USE ELEMENT This request for zoning is running concurrently with a minor Land Use Plan. See Staff Report on Item #2, LU98-18-02 for more information. The zoning request is not in conformance with the plan for the following reasons: 1) There are available sites for commercial development in the area either already zoned such or shown on the Land Use Plan. 2) The Planning Commission just approved a land use recommendation for this site as Mixed Office Commercial with an "enhanced two-lane" section for Kanis Road. Big Box development is not compatible with this roadway type. 3) It is reasonable with the existing zoning pattern to have an office or mixed development, as shown on the plan, for this site. 4) This is a developing area of Little Rock and the City should carefully review commercial requests and changes to the Land Use Plan that would intensify the use patterns. Over the last several years, parcels along Chenal Parkway have changed from office and multi -family to commercial. Traffic congestion continues to build in this area. No reason has been given to show need to change the plan. Staff could consider an increase in intensity along Bowman Road if the intensity along Kanis Road stayed at or below its' current intensity as shown on the Land Use Plan. STAFF ANALYSIS The request before the Commission is to rezone various tracts located at the northwest corner of Kanis and Bowman Roads from R-2 Single Family to 0-3 General Office and C-3 General Commercial. 10.12± acres fronting onto Kanis and Bowman Roads is proposed for C-3 zoning. 1.13± acres on the north side of Kanis, 400 feet west of Bowman, is proposed for 0-3. The property proposed for 0-3 zoning is currently undeveloped. A nonconforming plant nursery/ greenhouse E September 17, 1998 ITEM NO.: 5 (Cont.) FILE NO.: Z-6554 occupies approximately 3.7± acres of the area proposed for C-3 zoning directly at the corner of Kanis and Bowman. The remainder of the area proposed for C-3 zoning consists of one single family residence and a large tract of undeveloped land adjacent to the Sam's/Walmart Shopping Center. No specific development is proposed for the site at this time. The property is located in an area of mixed zoning and extremely varied uses. The intensely commercial Chenal Parkway/Bowman Road intersection is directly north of the site. Uses in this area include a wide variety of retail commercial businesses such as Sam's, Walmart, Home Quarters and Best Buy. A new shopping center is under construction across Bowman Road, to the east. Also across Bowman, at the northeast corner of Kanis and Bowman, is an undeveloped tract which is currently zoned R-2. The C-3 and PCD zoned properties across Kanis, to the south, contain a variety -of uses including offices, office/warehouses and mini - warehouses. An undeveloped 6.8± acre tract to the west was previously approved as a PCD for a shopping center. This PCD has expired and could be revoked. If it is revoked, the property will revert to its previous zoning which is C-3 for 2.7± acres on Kanis and 0-3 for 4.1± acres on the north. In view of the established zoning pattern and uses in the area, staff believes it is reasonable to consider office and commercial zoning for the site. The Ellis Mountain District Land Use Plan currently recommends Mixed Office Commercial for the site. A Land Use Plan amendment to Office and Commercial is on this agenda (LU98-18-02). Staff is concerned about the amount of commercial zoning proposed by the applicant, primarily the proposal to extend commercial to Kanis Road. The Kanis Road corridor has been the subject of intense study and discussion for many months. The general consensus of discussions was that additional commercial zoning should be discouraged along Kanis Road. The Mixed Office Commercial Land Use Designation provides for land to be developed as a mixture of office and commercial. The applicant has proposed a rezoning which is 89 percent commercial and 11 percent office. Staff does not believe this percentage meets the spirit of the Mixed Office Commercial concept. That issue combined with the applicant's proposal to extend commercial zoning southward to Kanis Road precludes staff from being able to support the application. Staff believes it would be more appropriate to extend the 0-3 zoning along the entire Kanis Road frontage at a depth of not less than 200 feet. This would allow commercial zoning for the Bowman Road frontage adjacent to the Sam's/Walmart site. Such an arrangement would result in 3 September 17, 1998 ITEM NO.: 5 Cont. FILE NO.; Z-6554 approximately 2.9± acres being 0-3 and 8.3± acres being C-3. The percentage would be 35 percent office and 65 percent commercial. More importantly, the property fronting onto Kanis and directly at the intersection would be zoned 0-3. STAFF RECOMMENDATION Staff recommends denial of the application as filed. 4 Vicinity Ma L Lw- PtlC 11 PC PCD HERMITAGE -�L_, U��Lrjw—�� 9 D , _� 02 PCD C3 LLJJ D. 1 0O .Q d JQ�� ❑ n O O KANIS RD 0 u , 0 D n LLE Y q CD 03 " C3 m C�3. Q8 ❑ LlFIB 03 HOOD PCD Area Zoning Z-6554 NW CORNER BOWMAN & KANIS ROADS TRS TINAIIW9 P D-� WARD �5 — '1 0 300 600 Item No. Vicinity Ma Land Use Plan Z-6554 NW CORNER BOWMAN & KANIS ROADS TRSTi Ninw-4— PD WARD --5 0 300 600 Item No.