HomeMy WebLinkAboutminutes deniedJuly 7, 2005
ITEM NO.: 28 FILE NO.: LU05-18-01
Name: Land Use Plan Amendment - Ellis Mountain Planning District
Location: Kanis Road, between Asbury and White Roads
Reguesf: Suburban Office and Single Family to Neighborhood Commercial and Low
Density Residential
Source: Joe White, Taylor Park LLC c/o White-Daters and Associates
PROPOSAL/REQUEST:
Land Use Plan amendment in the Ellis Mountain Planning District from Suburban Office and
Single Family to Neighborhood Commercial and Low Density Residential. The
Neighborhood Commercial category includes limited small scale Commercial development
in close proximity to a neighborhood, providing goods and services to that neighborhood
market area. The Low Density Residential category accommodates a broad range of
housing types including single family attached, single family detached, duplex, townhomes,
multi -family and patio or garden homes. Any combination of these and possibly other
housing types may fall in this category provided that the density is between six (6) and ten
(10) dwelling units per acre. The applicant desires the development of attached and
detached single family homes, light commercial uses, and office uses
Prompted by this Land Use Amendment request, the Planning Staff expanded the area of
review to include areas immediately southwest of the application and immediately west of
the application. Staff believes the additions of this land will make the amendment package
more logical.
EXISTING LAND USE AND ZONING:
The property is lightly developed with several occupied and vacant single family structures,
currently zoned R-2 (Single Family District) and is 22.9 acres t in size. Kanis Road forms
the northern border of the application area and is constructed as a rural two lane road with
open ditches. On the north side of Kanis Road is land predominately zoned R-2 with Single
Family homes on large lots. Two homes on the north side of Kanis Road have been
converted into Office uses and are zoned POD (Planned Office Development) and PDO
(Planned Development —Office). Further north is zoned R-2 and developed with a single
family subdivision. Northeast of the application area is a PDO with a newly constructed
office building. Immediately east of the application is a POD occupied by Snell Electric.
Also east of the application is are smaller parcels of land fronting Kanis Road that are
developed with homes and undeveloped. Also east of the application is undeveloped land
zoned C-3 (General Commercial District) and land zoned R-2 and developed and developed
with several single family subdivisions. Land south and southwest of the application area is
July 7, 2005
SUBDIVISION
ITEM NO.: 28 (Cont.) FILE NO.: LU05-18-01
zoned R-2 and remains undeveloped and wooded. West of the application area at the Kirby
and Kanis Road intersection land zoned C-1 and MF -6 and occupied by various structures
and a former mobile home park, respectively.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On April 6, 2004 a change was made approximately one mile northwest of the application at
the southeast corner of Pride Valley Kanis Roads from Single Family to Suburban Office for
a proposed office use.
On August 20 2002 a change was made approximately one mile southwest of the
application at Cooper Orbit Road and Rushmore Boulevard from Low Density Residential to
Multifamily and Single Family for a proposed development.
The application area is currently shown as Single Family with Suburban Office fronting
Kanis Road. Immediately east of the application along Kanis Road is shown as Suburban
Office. Northeast and east of White Road is shown as Low Density Residential generally
following Kanis Road. Southeast of the application is a large area of Single Family. South
and southwest of the application is a strip of Park Open Space followed by additional Single
Family. Immediately to the west is land shown as Suburban Office, and further to the west
Mixed Office Commercial at the intersection of Kanis and Kirby Roads.
MASTER STREET PLAN:
Kanis Road is shown as a Minor Arterial on the plan and is built as a rural two-lane road and
will be subject to street improvements. Special design standards apply for this section of
Kanis Road indicating a 90 foot right of way with three lanes and increased grades. A
Minor Arterial provides connections to and though an urban area and its primary function is
to provide short distance travel within the urbanized area. An extension of Parkway Place
is shown intersecting Kanis Road immediately north of the application. Parkway Place is
shown as a Collector on the Master Street Plan. A Collector street's primary purpose is to
link Local Streets and activity centers to Arterials. This proposed development will need to
recognize that a proposed Collector Street will intersect with Kanis Road adjacent to this the
site. If an internal street is planned for this development near the proposed Collector, it
should align with Parkway Place to allow for smooth traffic flow at the intersection. Kanis
Road will require dedication of right-of-way and will require half street improvements.
BICYCLE PLAN:
A Class I bikeway is shown southeast of the application following Panther Creek. A Class
bikeway is built separate from or alongside a road. Additional paving and right of way may
be required.
2
July 7, 2005
SUBDIVISION
ITEM NO.: 28 (Cont.
PARKS:
FILE NO.: LU05-18-01
A greenbelt is indicated utilizing the Chenal Parkway median and Rock Creek approximately
one mile north of the application. This greenbelt area is partly developed with a trail system
and trail head where residents can enjoy passive and active recreation. The Parks Master
Plan also indicates that a potential connection from the Rock Creek greenbelt utilizing
floodplain right of way along Panther Creek adjacent to the application. The Bicycle Plan
supports this linkage and identifies a Class I bikeway utilizing the proposed greenbelt.
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.
ANALYSIS -
This application is located adjacent to the city limits and partly reflects its rural atmosphere.
Current development trends in the area have lead to several single family homes situated
on large lots and vacant undeveloped land. Over recent year new single family
development has occurred southwest of the Kanis and Bowman Road intersection located
just under a mile to the west. The single family development that originated southwest of
Kanis and Bowman Roads has continually moved west and is now within a quarter mile
from the application. Existing subdivisions less than a quarter mile east of this application
have been designed with "street stubs" indicating potential future development even closer
to the application area.
The front portion of this application is shown as Suburban Office which is in part to facilitate
an orderly transition of uses between the Mixed Office Commercial area at Kanis and Kirby
Road and the residential areas to the east. This Mixed Office Commercial is approximately
23 acres in size and remains undeveloped. Seven acres of undeveloped Neighborhood
Commercial exist less than a half mile east of the application. Within the neighborhood
Commercial area is land that is zoned C-3 (General Commercial District) which is not
particularly representative of the Neighborhood Commercial land use category. The
applicant is requesting the addition of approximately five acres of additional commercial in
between two commercial areas that have not fully developed. Even though the applicant's
proposal is low intensity, it could result in additional commercial expansion along Kanis
Road.
July 7, 2005
SUBDIVISION
ITEM NO.: 28 (Cont.) FILE NO.: LU05-18-01
Typically staff feels that Commercial areas are to be located at the intersections of arterials
if they are compatible with surrounding land uses. Since Neighborhood Commercial is less
intense form of development, location criteria for this activity may vary. Staff still feels that
locations near Collectors could be appropriate and would provide easy access to the
neighborhood market. This application is located at the intersection of a Minor Arterial and
a proposed Collector which could be considered an appropriate location. Since the land on
the north side of Kanis Road near the future Collector (Parkway Place) is undeveloped,
changing the applicant's land to Neighborhood Commercial could result in expansion to the
north. Parkway Place will ultimately connect Kanis Road with Chenal Parkway. Any
expansion to the north could harm future residential or light office development in the area
and could cause Parkway place to function at levels greater than a Collector Street.
Over recent years the Suburban Office in this area has been developing with office
developments. The current area shown as Suburban Office adjacent to and including the
applicant's property provides approximately a half mile of frontage on Kanis Road. In the
last few years approximately 20% of the Suburban Office fronting has developed into either
new office uses, or office uses inside previous residential structures. At this time it seems
as if the Suburban Office area is developing and nearby Commercial areas aren't. At this
time a change could be considered premature and harm future and existing office
development in the area.
The Mixed Office Commercial area on the Land Use Plan is located just to the east, at the
present intersection of Cooper Orbit Road, Kirby Drive, and Kanis Road. Changing this site
from Suburban Office to Neighborhood Commercial would allow for different types of uses
use in the middle of a low intensity office area. Within the nearby Mixed Office Commercial
area, it is possible for developments to be 100 percent commercial. Since this proposed
change to Neighborhood Commercial is less than 500 feet from the existing Mixed Office
Commercial area, a change could result in other properties in between pursuing commercial
uses as well, resulting in strip commercial development along Kanis Road. Even though
this property is located alongside a Minor Arterial it does not mean it is appropriate for
commercial uses. The present intersection of Cooper Orbit, Kirby, and Kanis Roads west of
the site has land zoned appropriately for Neighborhood Commercial uses and is planned to
provide commercial activity in the area. Since a majority of commercial lands along Kanis
road are undeveloped this change could be considered premature.
Intensification of residential uses along Kanis Road could result in a more dense
development style which could support commercial activities in the area. Densification of
residencies along Kanis Road could leave to additional vehicular, pedestrian, and bicycle
traffic along Kanis Road. Since Kanis Road is predominately a rural two lane road with
open ditches through and near this site future improvements should be constructed in line
with Minor Arterial standards and should incorporate bikeways into the design.
4
July 7, 2005
SUBDIVISION
ITEM NO.: 28 (Cont.) FILE NO.: LU05-18-01
The proposed Low Density Residential area is adjacent to an area of Park/Open Space
area representing Panther Creek and its floodway. The Parks Master Plan illustrates as a
potential link between two greenbelts. In the event of development adjacent to the property
floodway lands could be donated to the parks department for implementation of a trail
system near the development. This trail system could be linked to the neighborhood and
compliment the new neighborhood and provide access for neighborhood users. With more
users immediately adjacent to the proposed greenbelt it could be utilized by the residents
resulting in an active and healthy community.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Spring Valley Manor
Property Owners Association, Parkway Place Property Owners Association, Gibralter/
Pt.-West/Timber Ridge, Parkway Place Property Owners Association, and John Barrow
Neighborhood Association. Staff has not received any comments from area residents.
STAFF RECOMMENDATIONS:
Staff feels the change to Neighborhood Commercial is not appropriate because the amount
of undeveloped commercial in the area. Staff feels the change to Low Density Residential
is appropriate.
PLANNING COMMISSION ACTION: (JULY 7, 2005)
Brian Minyard, City Staff, made a brief presentation to the commission. Donna James made
a presentation of item 28.1 so the discussion could coincide with the discussion for item 28.
See item 28.1 for a complete discussion concerning the Taylor Park Subdivision Long Form
Planned Office Development.
Commissioner Norm Floyd asked what the density of Low Density Residential was. Brian
Minyard, Planning Staff, answered that it was 6 —10 unit per acre.
Ruth Bell, of the Pulaski County League of Women Voters, spoke in opposition to the land
use plan amendment. She wanted to keep the Suburban Office on the plan. She continued
that she thought that commercial development on that property was too intense of a use.
She did not address the Low Density Residential in the rear.
A motion was made to approve the item as presented. The item was denied with a vote of
2 ayes, 8 noes, and 1 abstain.
5
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PLAN AMENDMENT
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Case: LU05-18-01
Location: KANIS ROAD, EAST OF ASHBURY
SO AND SF TO NC AND LDR
Ward: 5
PD: 18
CT: 42.07
TRS: T1NR13W8
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Case: LU05-18-01
Location: KANIS ROAD, EAST OF ASHBURY
Ward: 5
PD: 18
CT: 42.07
TRS: T1NR13W8
0 350 700 Feet