Loading...
HomeMy WebLinkAboutminutesMarch 11, 2004 ITEM NO.: 33 FILE NO.: LU04-18-01 Name: Land Use Plan Amendment - Ellis Mountain Planning District Location: North of Kanis Road, southeast of Pride Valley Road Request: Single Family to Suburban Office Source: Bill Greenwood PROPOSAL/REQUEST: Land Use Plan amendment in the Ellis Mountain Planning District from Single Family to Suburban Office. The Suburban Office category provides for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility and require a Planned Zoning District. The applicant wishes to convert an existing structure into an office. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include area north to the proposed Pride Valley Road extension to link the application area to the area shown as Suburban Office north of the applicant's property. EXISTING LAND USE AND ZONING: The property is a house on a large lot currently zoned R-2 Single Family and 0-2 Office and Institutional District and is .65 acres t in size. The expanded area is zoned 0-2 on Kanis at the proposed Pride Valley extension. The land to the north consists of vacant land along Kanis Road zoned 0-2 Office and Institutional along both sides of Kanis Road while the land to the east is zoned R-2 for houses located on both sides of Pride Valley Road. The land to the south and west consists of large lot single-family homes on Kanis Road and a Conditional Use Permit for the Baker Elementary School southwest of the applicant's property. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On June 17, 2003 a change was made from Single Family & Multifamily to Low Density Residential at the end of Wellington Hills Road about 1 mile northwest of the area in question to accommodate proposed development. On July 3, 2001 a change was made from Low Density Residential, Mixed Office March 11, 2004 SUBDIVISION ITEM NO.- 33 (Cont.) FILE NO.: LU04-18-01 Commercial, and Neighborhood Commercial to Single Family in an area bounded by Bowman Road, Panther Creek, Cooper Orbit Road, and Brodie Creek starting about 1 mile south of the applicant's property to recognize existing conditions. On February 15, 2000 a change was made from Single Family to Low Density Residential on West Glen Drive and Gamble Road about 1 mile southeast of the application area to accommodate proposed development. On January 4, 2000 a change was made from Office to Mixed Office Commercial at 15500 Chenal Parkway about a'/ mile northwest of the study area to accommodate proposed development. The applicant's property is shown as Single Family on the Future Land Use Plan. The land to the north is shown as Suburban Office, while the land to the east and south is shown as Single Family. The land to the west is shown as Public Institutional. The area shown as Suburban Office at 15500 Chenal Parkway located less that Y4 of a mile northwest of the application area is under consideration by the Planning Commission for a change to Commercial. MASTER STREET PLAN: Kanis Road is shown on the Master Street Plan as a Minor Arterial and would be subject to half street improvements in order to conform to the Master Street Plan. Pride Valley Road is shown as a Collector street with a Proposed Collector shown to connect the completed portion of Pride Valley Road to Kanis Road. Pride Valley Road east of the applicant's property is built to Master Street Plan standards but ends at a dead end along the northern boundary of the study area. There are no bikeways shown that would be affected by the proposed Land Use Plan Amendment. PARKS: The Little Rock Parks and Recreation Master Plan of 2001 includes public school property, such as the Baker Elementary School located across the street southwest of the applicant's property, as an element in the eight -block strategy of providing park and open space facilities within eight blocks of all residents of the City of Little Rock. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. 2 March 11; 2004 SUBDIVISION ITEM NO.: 33 (Cont.) FILE NO.: LU04-18-01 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 Development goal seeks to maintain the residential integrity of the neighborhood with the objective of adhering to the Future Land Use plan and lists an action statement of requiring developments in the neighborhood to adhere to the Future Land Use plan. ANALYSIS: This application would result in the expansion of Suburban Office already shown to the north of Kanis Road. The possibility for the expansion of the area shown as Suburban Office on the opposite side of Kanis Road is limited by the Public Institutional shown for Baker Elementary School to the south and the area shown as Park / Open Space shown for the Rock Creek floodplain to the north. If the Pride Valley Extension were built, the properties at Kanis and Pride Valley would face pressure to develop for non-residential uses. A change to Suburban Office would allow non-residential uses at the potential intersection, protect the integrity of the residential area to the east, and avoid more intense non-residential development in close proximity to the school. The close proximity of this application area would be affected by the proposed change from Suburban Office to Commercial located at 15500 Chenal Parkway. If approved, the amendment on Chenal Parkway would reduce the area shown as Suburban Office by about 13.5 ± acres. Currently 24.42 ± acres are shown as Suburban Office with 14.92 + acres on the north side and 9.5 + acres on the south side of the road. The reduction in acreage would result in 1.42 + acres on the north side and leave the 9.5 + on the south side for a new total of 10.92 + acres of Suburban Office shown If both amendments are approved the total amount of Suburban Office shown on Kanis and Pride Valley Road would be 19.79 ± acres. If the proposed change to Suburban Office is approved and the adjacent proposed change to Commercial is not approved, the total acreage shown as Suburban Office would be 33.29 ± with a gain of 8.87 ± acres. Since most of the amendment area is already zoned 0-2, this change would partially reflect existing conditions. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Gibraltar/Pt. West/Timber Ridge, Parkway Place Property Owners Association, Spring Valley Manor Property Owners Association, Carriage Creek Property Owners 3 March 11, 2004 SUBDIVISION ITEM NO.: 33 (Cont.) FILE NO_: LU04-18-01 Association, St. Charles Property Owners Association, SW Little Rock UP, and WCLR Coalition of Neighborhoods. Staff has not received comments from area residents or Neighborhood Associations. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. This amendment will recognize existing zoning and protect the integrity of the Single Family uses to the east. PLANNING COMMISSION ACTION: (March 11, 2004) The item was placed on the consent agenda for approval. A motion was made to approve the consent agenda and was approved with a vote of 9 ayes, 0 noes and 2 absent. E