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HomeMy WebLinkAboutBoard of Directors itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION FEBRUARY 7, 2006 AGENDA Subject LU05-18-03, Land Use Plan Amendment in the Ellis Mountain District from Mixed Office Commercial to Commercial and Community Shopping Submitted by: Planning & Development Action Required I Approved By gOrdinance Resolution Approval Information Report Bruce Moore SYNOPSIS A change of the Land Use Plan in the Ellis Mountain Planning District from Mixed Office Commercial to Commercial and Community Shopping, northwest of the Bowman-Kanis Road intersection. FISCAL IMPACT No impact determined RECOMMENDATION Staff recommends approval. The Planning Commission recommended approval (11 for, 0 against) at their public hearing on January 5, 2006. CITIZEN Notices were sent to the Gibralter/Pt West/Timber Ridge, PARTICIPATION Birchwood, and Sandpiper Neighborhood Associations, as well as the Brodie Creek and Parkway Place Property Owners Associations. The Planning Commission held a public hearing on January 5, 2006. BACKGROUND The site making application has been partially developed in the past. A nursery was removed not long ago from the corner of Bowman and Kanis Roads. Currently the land is vacant. There have been several development proposals for this site over the last several years, none of which have occurred to date. BACKGROUND CONTINUED To the north is a large shopping area with a Wal-Mart, Sam's and several smaller retail uses. A portion of this is within the expanded area. The expansion change is to reflect the existing use and zoning pattern, making the Land Use Plan more reflective of the likely future development pattern,. Along Chenal Parkway, at this location, are various `Big Box' retail businesses. Chenal Parkway is a 4 -lane divided road, which soon will be a 6 -lane divided roadway. Congestion is an issue and is likely to continue to worsen along Chenal Parkway. The neighborhoods to the west and to some degree those to the south-southwest pre -date the heavy commercialization of the parkway area. As single-family homes, the scale and massing is significantly different than that along Chenal Parkway. Both Bowman and Kanis Roads remain primarily two-lane county roads. Though both are classified as Minor Arterials, which will be 4 -lane divided or 5 -lane roadways. Development adjacent to these roads has been slow. But development of single-family subdivisions to the southwest has been taking place, as has office development to the southeast. Concerns about the development pattern along Kanis Road have been an issue in the past, with the City conducting several `special' studies of the corridor. The latest of these calls for heavy development (retail and office) from Bowman to Shackleford Roads, with a 5 -lane roadway. While west of Bowman Road the desire has been for lower density development — Low Density Residential and Suburban Office primarily. The roadway has been proposed at a lesser standard and the adjacent uses are proposed to be smaller scale and lower traffic generators. The areas north of Chenal Parkway have almost all developed. The Kanis corridor east of Bowman has started to see some development. This has been office, mixed office retail and office with a retail design. There is still available office and commercial land east of Bowman Road to develop. The six to seven acres to the west of the site is a POD for an assisted living center with a small office building. This POD has expired (approved in 1999 with no action to date). The previous zoning was a PCD approved in 1986, thus it too is not valid. The zoning prior to that was 3 acres of `C--3' along Kanis Road with 4 acres of `0-3' to the north. No matter what is developed on this property a zoning action will be required. 2 BACKGROUND CONTINUED Bowman Road from Chenal Parkway to Kanis Road is a commercial street. This development would complete that use pattern. The massing is less south of Kanis. The use mix is also less retail in nature. This development area would be oriented toward both Bowman and Kanis Roads. A retail use would be consistant and compatible, however the massing and scale of the development should be reduced from that to the north and east. Even though the use would not transition from the retail uses to single- family, further to the west and south, the massing and scale should begin the transition. Smaller and various profiles and massing should be used along with increased landscaping to soften the impacts on Kanis and future developments to the west and south. FILE NO.: LU05-18-03 Name: Land Use Plan Amendment - Ellis Mountain Planning District Location: Northwest of the Kanis/Bowman Intersection Request: Mixed Office Commercial to Community Shopping and Commercial Source: Joe White, White Daters PROPOSAL/REQUEST: Land Use Plan amendment in the Ellis Mountain Planning District from Mixed Office Commercial to Community Shopping. Community shopping represents shopping center development with one or more general merchandise stores. The applicant has requested a Planned Zoning District for a shopping center. Prompted by this Land Use amendment request, the Planning Staff expanded the area of review to include additional land to the north that is currently developed for commercial use. The proposal for the expanded area is a change to Commercial. Commercial is designed for a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. This is to reflect the existing land use and zoning of the land. EXISTING LAND USE AND ZONING: The property is undeveloped and currently zoned 'C-3', General Commercial with a portion zoned `04, General Office and 'R-2', Single Family and is 14 acres f in size. The expanded area is also zoned 'C-3' but is developed with retail businesses with an area of 18 acres t. North is `C-3' zoning with retail businesses (WalMart, Taco Bell, etc). Further to the north are other `big box' retail uses along Chenal Parkway and Bowman Road. To the east is a shopping center zoned 'C-3', Further to the east are other retail businesses and a mini -warehouse development. There is a mix of zoning types in this area: 'C-3', '04, Planned Commercial District, Planned Office District and 'R-2'. To the west is a vacant tract of land zoned Planned Office District. Further to the west is a single-family subdivision with homes zoned 'R-2'. To the south are 'C-3', '0- 3' and 'C-1' Neighborhood Commercial with small businesses. Further to the south is a mini -warehouse development with Planned Commercial Zoning and a single-family subdivision with homes zoned 'R-2'. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: July 20, 2004, a change was made from Mixed Use to Mixed Office Commercial along the north side of 36th Street between Bowman Road and 1-430 — over a mile to the south-southeast. This change was made as a result of a re -zoning request for office zoning. April 6, 2004, a change was made from Single Family to Suburban Office at the southeast corner of Kanis and Pride Valley Roads — over a mile to the west of the site. This change was for the redevelopment of a structure for an office use. FILE NO.: LU05-18-03 (Co February 4, 2003, a change was made from Multifamily to Mixed Office Commercial south of Brodie Creek west of 1-430 — several miles to the south-southeast. This change was made to incorporate all the land south of Brodie Creek into one large proposal for a shopping center development. January 7, 2003, a change was made from Office to Commercial at Colonel Glenn and Lawson Roads — over a mile to the south. This change was made for the redevelopment and expansion of a non-residential site. August 20, 2002, a change was made from Low Density Residential to Multifamily at Cooper Orbit and Capital Lakes Blvd -- over a mile to the west of the site. This change was made to accommodate a planned development for apartments. July 3, 2001, a change was made from Low Density Residential, Mixed Office Commercial, and Neighborhood Commercial to Single Family — over a mile to southwest. This change was made to replace the proposed 'Brodie Creek New Towne' development with the `Woodlands Edge' residential subdivision. The Land Use Plan shows this area for Mixed Office Commercial. Commercial is shown north to and beyond Chenal Parkway. To the northeast is Commercial on the Plan with Mixed Office and Commercial shown to the east and southeast. Beyond the Mixed Office Commercial are Office areas. To the south are areas shown for Service Trades District and Suburban Office. Beyond this is a large area of Single Family. To the west is an area of Single Family use. The Plan has been trying to keep the larger commercial areas off of Kanis Road and encourages office and smaller scale development near the neighborhoods to the south and west. MASTER STREET PLAN: Bowman and Kanis Roads are shown as Minor Arterials on the plan. Minor Arterials function to move vehicles and goods in and through the City. They are not intended to provide access to adjoining properties. Both of these roads are not built to standard and will require additional street improvements to meet the Master Street Plan design standards for Minor Arterials. BICYCLE PLAN: The Master Street Plan, Bike Plan, does not show any classified routes adjacent or close to the application area. PARKS: The Little Rock Parks and Recreation Master Plan shows this area to be in deficit. There is not a recreation or open space available within 8 -blocks. This development is non-residential in nature, however recreational opportunities in this area will need to be developed.. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment 2 FILE NO.: LU05-18-03 [Cont. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The property under review is located in the Rock Creek Neighborhood Plan area. The Infrastructure Goal calls for painted crosswalks at all Collector and Arterial intersections and street lamps along Kanis Road. The Development Goal calls for using Planned Zoning Districts for reclassifications to achieve neighborhood friendly developments. Also the Plan requests that Land Use Plan amendments should be rare and only with neighborhood input. An additional objective requests enhanced landscaping for Kanis Road with not only vehicular but also pedestrian and bicycle movement facilitated. The Plan requests that only Single Family, Suburban Office and Neighborhood Commercial development occur along Kanis Road. With enhanced design, a Community Shopping development could meet these goals. ANALYSIS: The site making application has been partially developed in the past. A nursery was removed not long ago from the corner of Bowman and Kanis Roads. Currently the land is vacant. There have been several development proposals for this site over the last several years, none of which have occurred to date. To the north is a large shopping area with a WalMart, Sam's and several smaller retail uses. A portion of this is within the expanded area. The expansion change is to reflect the existing use and zoning pattern, making the Land Use Plan more reflective of the likely future development pattern. Along Chenal Parkway, at this location, are various 'Big Box' retail businesses. Chenal Parkway is a 4 -lane divided road, which soon will be a 6 -lane divided roadway. Congestion is an issue and is likely to continue to worsen along Chenal Parkway. The neighborhoods to the west and to some degree those to the south-southwest pre- date the heavy commercialization of the parkway area. As single-family homes, the scale and massing is significantly different than that along Chenal Parkway. Both Bowman and Kanis Roads remain primarily two-lane county roads.- Though both are classified as Minor Arterials, which will be 4 -lane divided or 5 -lane roadways. Development adjacent to these roads has been slow. But development of single-family subdivisions to the southwest has been taking place, as has office development to the southeast. Concerns about the development pattern along Kanis Road have been an issue in the past, with the City conducting several `special' studies of the corridor. The latest of these calls for heavy development (retail and office) from Bowman to Shackleford Roads, with a 5 -lane roadway. While west of Bowman Road the desire has been for lower density development — Low Density Residential and Suburban Office primarily. The roadway has been proposed at a lesser standard and the adjacent uses are proposed to be smaller scale and lower traffic generators. The areas north of Chenal Parkway have almost all developed. The Kanis corridor east of Bowman has started to see some development. This has been office, mixed office retail and office with a retail design. There is still available office and commercial land east of Bowman Road to develop. The six to seven acres to the west of the site is a POD for an assisted living center with a small office building. This POD has expired (approved in 1999 with no action to date). The previous zoning was a PCD approved in 1986, thus it too is not valid. The zoning 3 FILE NO.: LU05-18-03 Cont. prior to that was 3 acres of `C-3' along Kanis Road with 4 acres of `0-3' to the north. No matter what is developed on this property a zoning action will be required. Bowman Road from Chenal Parkway to Kanis Road is a commercial street. This development would complete that use pattern. The massing is less south of Kanis. The use mix is also less retail in nature. This development area would be oriented toward both Bowman and Kanis Roads. A retail use would be consistant and compatible, however the massing and scale of the development should be reduced from that to the north and east. Even though the use would not transition from the retail uses to single- family, further to the west and south, the massing and scale should begin the transition. Smaller and various profiles and massing should be used along with increased landscaping to soften the impacts on Kanis and future developments to the west and south. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Gibralter/Pt. West/Timber Ridge, Birchwood, Brodie Creek, Parkway Place and Sandpiper. Staff has received no comments from area residents or neighborhood groups. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. PLANNING COMMISSION ACTION: (JANUARY 5, 2006) The item was placed on consent agenda for approval. By a vote of 11 for, 0 against the consent agenda was approved. M ORDINANCE NO AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE ELLIS MOUNTAIN PLANNING DISTRICT FROM MIXED OFFICE COMMERCIAL TO COMMERCIAL AND COMMUNITY SHOPPING; AND FOR OTHER MATTERS. WHEREAS, the Little Rock Planning Commission after conducting a public hearing on the issue recommends the Plan be changed. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS. SECTION 1. That a Mixed Office Commercial area northwest of the Kanis — Bowman intersection is changed to Commercial and Community Shopping. SECTION 2. That the ordinance shall take effect and be in full force from and after its passage and approval. PASSED: ATTEST: City Clerk APPROVED: Mayor TO C o 07 ° a s ObdWPs�©oi�0� Q u denim Il0 ,. :p D R i7 ��is,taP;sawdr�rabca� � D r, 4ii5[�Q4p �s vicinity Map II MRll�ll�.7f�.- �:.� ��asr�irs��i m�� rt� m f 1 , �� b mama Y PLAN AMENDMENT N Case: LU05-18-03 MOC TO C AND CS Location: NORTHWEST CORNER OF BOWMAN ROAD AND KANIS ROAD Ward: 5 PD: 18 CT: 42.10 TRS: T1NR13W4 0 295 590 Feet 0 PPCb o P P P D p p �— n Ucinity Map MMMMI D MOc TO CS D3 w 11 03 Li I� ,0 1 L AREA ZONING UNI J N Case: LU05-18-03 MOC TO C AND CS Location: NORTHWEST CORNER OF BOWMAN ROAD AND KANIS ROAD Ward: 5 PD: 18 CT: 42.10 TRS: T1NR13W4 0 285 570 Feet