HomeMy WebLinkAboutminutes withdrawalMay 6, 2004
ITEM NO.: B FILE NO,: LU04-18-02
Name; Land Use Plan Amendment - Ellis Mountain Planning District
Location: West side of Kanis Road south of Chenal Parkway
Re -quest: Mixed Office Commercial and Park / Open Space to Commercial
Source: Joe White, White - Daters & Associates
PROPOSAL / REQUEST:
This request is a Land Use Plan amendment in the Ellis Mountain Planning
District from Mixed Office Commercial and Park / Open Space to Commercial.
The Commercial category includes a broad range of retail and wholesale sales of
products, personal and professional services, and general business activities.
Commercial activities vary in type and scale, depending on the trade area that
they serve. The applicant wishes to develop the property for general commercial
uses.
Staff is not expanding the application since the property along Kanis Road north
of Rock Creek, is already available for retail development.
EXISTING LAND USE AND ZONING:
The property is a house currently zoned Planned Commercial Development and
is 1.04 acres t in size. The property to the west and north is a Planned
Commercial Development for a Shopping Center. The property to the northeast
is vacant land zoned C-3 General Commercial on the southeast corner of Chenal
Parkway and Kanis Road. The property across the street to the east is a PCD for
a big box retail development with a lumberyard in the back of the property. The
vacant land to the south is zoned R-2.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On January 20, 2004 a change was made from Office to Mixed Use on Rahling
Road and Champlin Road about 1 mile north of the property in question to
accommodate proposed development.
On June 17, 2003 multiple changes were made from Single Family and Office to
Multifamily and Low Density Residential on the south side of Rahling Road north
of Chenal Parkway within a 1 mile radius to the north of the study area to
accommodate proposed development.
May 6, 2004
ITEM NO.: B Cont. FILE NO.: LU04-18-02
On July 3, 2001, a change was made from Low Density Residential, Mixed Office
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 southeast of the applicant's property to recognize
existing conditions.
On April 17, 2001 multiple changes were made from Single Family, Multifamily,
and Park / Open Space to Community Shopping on Chenal Parkway at Rahling
Road starting about 1 mile northwest of the amendment area to accommodate
proposed development.
The applicant's property is shown as Mixed Office Commercial and Park / Open
Space on the Future Land Use plan. The land to the west and north is also
shown as Mixed Office Commercial. The land across the street to the east is
shown as Commercial. To the south, the land within the 100 year flood plain of
Rock Creek is shown as Park / Open Space, while the land south of the creek is
shown as Single Family.
MASTER STREET PLAN:
Kanis Road is shown on the Master Street Plan as a Collector and is built as a
rural two-lane road and will be subject to half street improvements. To the
southeast, the Master Street Plan shows a Proposed Minor Arterial, which will
reroute Kanis Road to intersect with Chenal Parkway at Wellington Hills Road. A
Class I Bikeway is shown along Chenal Parkway but will not be affected by this
amendment.
PARKS:
The Little Rock Parks and Recreation Master Plan of 2001 show a Potential
Greenbelt along the flood plain of Rock Creek. Development of the study area
will need to respect the integrity of the drainage system located in the 100 -year
flood plain of the creek as well as the integrity of the Potential Greenbelt shown
in 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.
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May 6, 2004
TEM NO.: B (Co
ANALYSIS:
FILE NO.: LU04-18-02
The proposed change, along with vacant areas shown as Commercial, and the
possibility of commercial development in vacant areas shown as Mixed Office
Commercial would expand the corridor of commercial development already
shown along Chenal Parkway from the intersection of Wellington Hills Road to
the western intersection of Kanis Road west of Kirk Road by adding new land to
the south along Kanis Road. The change would result in an increase of intensity
for non-residential uses located along Kanis Road south of Chenal Parkway.
Although land shown as Commercial is located across the street to the east, the
property to the east is primarily accessed and oriented towards Chenal Parkway.
This change would expand the area available for commercial development but
would eliminate the possibility for office development, which would be more in
character with current developments fronting Kanis Road.
The primary purpose of the areas shown as Park / Open Space next to the
applicant's property is to protect the integrity of Rock Creek. The strip of PK/OS
shown along the banks of Rock Creek provides a buffer between the more
intense uses north of Rock Creek from the less intense uses to the south.
Development of the applicant's property would need to be done in a manner that
would minimize any run-off towards Rock Creek with the goal of preserving the
ecological and hydrological integrity of Rock Creek.
The area shown as MOC allows for a mixture of Office and Commercial uses to
occur subject to the requirement of a Planned Zoning District. The area shown
as MOC along Chenal Parkway is intended to provide a review process, which
would allow development to occur in a manner that would respect the
environmental integrity of Rock Creek along Chenal Parkway. The area shown
as MOC at this location works in conjunction with areas located further to the
east shown as Suburban Office, which also requires the use of PZD's for non-
residential development, provides a uniform review process to enhance the
aesthetic quality of development along Chenal Parkway while protecting the
integrity of nearby residential areas. The areas shown as Commercial in the
vicinity of the applicant fronting Chenal Parkway are accessed from a Principal
Arterial in contrast to the applicant's property on Kanis Road, which front a
Collector Street. A change to Commercial would remove the requirement of a
PZD for developments zoned for commercial uses and would create an area
shown as Commercial fronting a Collector Street.
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May 6, 2004
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NEIGHBORHOOD COMMENTS:
FILE NO.: LU04-18-02
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
Association, St. Charles Property Owners Association, SW Little Rock UP, and
WCLR Coalition of Neighborhoods. Staff has not received any comments from
area residents or neighborhood associations.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate. This change would introduce a use
fronting Kanis Road that is inconsistent with the current pattern of development
along Kanis Road.
PLANNING COMMISSION ACTION: (March 25, 2004)
The applicant was not present at the meeting. A motion was made to defer the
item to the May 6, 2004 agenda. The item was deferred with a vote of 8 ayes,
0 noes, and 3 absent.
PLANNING COMMISSION ACTION: (MAY 6, 2004)
The item was placed on the consent agenda for withdrawal. A motion was made
to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes
and 0 absent.
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