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HomeMy WebLinkAboutBoard of Directors itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION June 6, 2006 AGENDA Subject Land Use Plan Amendment in the Ellis Mountain District to Mixed Office Commercial Submitted by: Planning & Development Action Required I Approved By � Ordinance Resolution Approval Information Report Bruce Moore SYNOPSIS o-- Land Use Plan Amendment in the Ellis Mountain District from Multifamily to Mixed Office Commercial, south of the Kanis Road, Chenal Parkway intersection, west of Kirk Road FISCAL IMPACT None determined. RECOMMENDATION Staff recommends approval. The Planning Commission held a public hearing at their meeting May 25, 2006 (voted 6 for 0 against for approval. CITIZEN The Planning Commission held a public hearing on May PARTICIPATION 25, 2006. The St Charles Community Association and Parkway Place Property Owners Association were notified BACKGROUND The site is vacant and has been most recently used as a golf driving range. The Land Use Plan shows the area for Multifamily. There is a small commercial `node' at Kanis and Chenal Parkway. This is `T' intersection of two arterials. Most of the Commercial use is shown for the Rahling Road — Chenal Parkway intersection. In addition there are small `commercial nodes' at Chenal and Kanis/Wellington Hills to the east and Kanis-West Loop (Rahling/Edswood) to the west. Most of the Commercial land is zoned, but little is developed to the north and west. BACKGROUND (continued) The site is along the southern edge of Little Rock's development area. Most of the denser, Suburban type of development has been north of this area. It has moved from east to west passed this site. The city limits is near the southern boundary and western boundary of the application area. Development of single-family subdivisions has been occurring for the last decade to the northeast, north and northwest of this site. These homes are priced at the upper end of the housing market. To the north between Kanis Road and Rahling Road several moderately sized office buildings have been constructed and occupied. In more recent years apartment developments have occurred to the north and northeast of the site. To the south of the site is the floodplain of Rock Creek with large lot subdivisions beyond that, e.g. large high-end homes on 3 to 10 acre tracts. With this development pattern well established it is unlikely that much dense development will occur immediately to the south and southwest. A quarter mile further south, with larger ownerships, the possibility still exists for a more urban or suburban development density. The City approved the golf driving range as a 'holding' use. A driving range is mostly open green space and could be redeveloped in to any other use from Single Family to Industrial. As the result of a Planned Commercial Development approved on the north side of Kanis Road between Chenal Parkway and Rock Creek, the Little Rock Board of Directors asked Staff to review the Kanis corridor to prevent `Strip Commercial' along Kanis Road from Chenal Parkway to Dennis Road. The Plan as currently proposed shows this area for Multifamily. This Multifamily is designed to be a transition from the commercial node at Kanis Road and Chenal Parkway to the single-family south of Rock Creek. The Plan had envisioned the primary commercial area to be around the Chenal Parkway — Rahling Road intersection. The use pattern is very intense from this site north to beyond Rahling Road, with the area shown for Office or Commercial. During the review of the Kanis Corridor Staff has been conducting with the Plans Committee, the idea of Mixed Office Commercial has been viewed favorably for this site. BACKGROUND (continued) The designation allows for a portion of this land to be put with the existing Commercial node at the Kanis-Chenal intersection to make a better overall development. The City and Staff have expressed concerns about the development of a commercial strip along Kanis west of Chenal Parkway. A Mixed Office Commercial designation does not encourage the stripping of Kanis Road. At the same time it allows for a business developed with predominate commercial use at the intersection. In order to discourage further commercialization along Kanis Road the future development should be oriented to the east and north rather than west. The design of the Mixed Office Commercial development should be done to assure most of the commercial activity is directed away from Kanis Road. This use should be concentrated on the Kirk-Chenal intersection. The massing orientation and landscaping should be such that residential or office can comfortably be located to the west along Kanis Road. FILE NO.: LU06-18-03 Name: Land Use Plan Amendment - Ellis Mountain Planning District Location: South of Chenal-Kanis, west of Kirk Road Request: Multifamily to Commercial Source: Robert Brown, Development Consultants PROPOSAL / REQUEST: Land Use Plan amendment in the Ellis Mountain Planning District from Multifamily to Commercial. Commercial represents a broad range of retail and wholesale sales of products, personal and professional services and general business activities. Future commercial development of the site. No rezoning has been filed at this time. STAFF RECOMMENDATI At the request of the Planning Commission this item will be deferred to May 11, 2006. PLANNING COMMISSION ACTION: (APRIL 13, 2006) The item was placed on the consent agenda for deferral to May 11, 2006. By a vote of 8 for, 0 against the consent agenda was approved. STAFF UPDATE: EXISTING LAND USE AND ZONING: The property is vacant and a golf driving range currently zoned R-2 Single Family and PDC Planned Development Commercial and is 20.5 acres t in size. South and west of the site is zoned R-2 Single Family and is either vacant or rural developed as large lot single-family. To the east is a Planned Commercial Development, partially developed as a shopping center. To the northeast are several Planned Commercial Developments for small offices and auto dealerships. Beyond this to the north is 0-2 Office & Institutional and Planned Office Districts. Most of the 0-2 land is vacant while the Planned Office Developments are office buildings. To the north is C-3 General Commercial land, which is currently vacant. Beyond this are two Planned Office Developments, one is an office building the other is a commercial center with both office and retail uses. Beyond this is a large area of vacant C-2 Shopping Center zoned land. 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 southeast of the site. This change was made as a result of a rezoning 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 Road, to the southeast of the site. This change was for redevelopment of a structure for an office use. February 4, 2003, a change was made from Multifamily to Mixed Office Commercial south of Brodie Creek west of 1-430, about a mile to the southeast of the site. 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 Low Density Residential to Multifamily at Cooper Orbit and Capital Lakes Blvd., to the south 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 the southeast of the site. This change was made to replace the proposed `Brodie Creek New Towne' development with the 'Woodlands Edge' residential subdivision. The site is shown for Multifamily use. To the east is a Mixed Office Commercial area. Beyond this is a small commercial area at Kanis and Chenal Parkway. To the south is a Park/Open Space corridor along Rock Creek, then a large area of Single Family use. To the north is a Commercial node at Chenal Parkway and Kanis Road, beyond this is a large Office area. To the west is an area shown for Public Institutional. This site was proposed on a consultant study done in the mid-1980s. Further to the west is Multifamily around a Commercial node at the intersection of Kanis with the west Loop (Rahling Road). MASTER STREET PLAN: Kanis Road is shown as a Minor Arterial and Kirk Road extension is shown as a Collector on the plan. A Minor Arterial is designed to move vehicles and goods in and around the urban area. A Collector functions to move traffic from neighborhoods to the Arterial system and to provide access to adjacent land. Neither road is currently built to design standard. There are not public projects 2 scheduled for these roads. Additional right-of-way and road improvements will be required with new developments. BICYCLE PLAN: The Master Street Plan, Bicycle section, proposes a Class I bike route along Kanis Road and Chenal Parkway. A Class I route has a separate pavement for the sole use of bicycles. The Little Rock Parks and Recreation Master Plan indicates this site is currently within 8 -blocks of an existing public park or open space. 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: The site is vacant and has been most recently used as a golf driving range. The Land Use Plan shows the area for Multifamily. There is a small commercial `node' at Kanis and Chenal Parkway. This is 'T' intersection of two arterials. Most of the Commercial use is shown for the Rahling Road — Chenal Parkway intersection. In addition there are small `commercial nodes' at Chenal and Kanis/Wellington Hills to the east and Kanis-West Loop (Rahling/Edswood) to the west. Most of the Commercial land is zoned, but little is developed to the north and west. The site is along the southern edge of Little Rock's development area. Most of the denser, Suburban type of development has been north of this area. It has moved from east to west passed this site. The city limits is near the southern boundary and western boundary of the application area. Development of single- family subdivisions has been occurring for the last decade to the northeast, north and northwest of this site. These homes are priced at the upper end of the housing market. To the north between Kanis Road and Rahling Road several moderately sized office buildings have been constructed and occupied. In more recent years apartment developments have occurred to the north and northeast of the site. Q To the south of the site is the floodplain of Rock Creek with large lot subdivisions beyond that, e.g. large high-end homes on 3 to 10 acre tracts. With this development pattern well established it is unlikely that much dense development will occur immediately to the south and southwest. A quarter mile further south, with larger ownerships, the possibility still exists for a more urban or suburban development density. The City approved the golf driving range as a 'holding' use. A driving range is mostly open green space and could be redeveloped in to any other use from Single Family to Industrial. As the result of a Planned Commercial Development approved on the north side of Kanis Road between Chenal Parkway and Rock Creek, the Little Rock Board of Directors asked Staff to review the Kanis corridor to prevent `Strip Commercial' along Kanis Road from Chenal Parkway to Dennis Road. The Plan as currently proposed shows this area for Multifamily. This Multifamily is designed to be a transition from the commercial node at Kanis Road and Chenal Parkway to the single-family south of Rock Creek. The Plan had envisioned the primary commercial area to be around the Chenal Parkway — Rahling Road intersection. The use pattern is very intense from this site north to beyond Rahling Road, with the area shown for Office or Commercial. During the review of the Kanis Corridor Staff has been conducting with the Plans Committee, the idea of Mixed Office Commercial has been viewed favorably for this site. The designation allows for a portion of this land to be put with the existing Commercial node at the Kanis-Chenal intersection to make a better overall development. The City and Staff have expressed concerns about the development of a commercial strip along Kanis west of Chenal Parkway. A Mixed Office Commercial designation does not encourage the stripping of Kanis Road. At the same time it allows for a business developed with predominate commercial use at the intersection. In order to discourage further commercialization along Kanis Road the future development should be oriented to the east and north rather than west. The design of the Mixed Office Commercial development should be done to assure most of the commercial activity is directed away from Kanis Road. This use should be concentrated on the Kirk-Chenal intersection. The massing orientation and landscaping should be such that residential or office can comfortably be located to the west along Kanis Road. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: St Charles Community Association and Parkway Place Property Owners Association. Staff has received no comments from area residents. Il STAFF RECOMMENDATIONS: Staff believes the amended change to Mixed Office Commercial is appropriate. PLANNING COMMISSION ACTION: (MAY 11, 2006) At the request of Staff to allow time to resolve issues the item was placed on consent agenda for deferral to May 25, 2006. By a vote of 10 for 0 against (1 absent) the consent agenda was approved. PLANNING COMMISSION ACTION: (MAY 25, 2006) Items K, L, M, 2 and 3 were combined for presentation by Staff. Walter Malone, Planning Staff, reviewed this the Commission the Land Use Study begun along Kanis Road from Chenal to Dennis Road. This study was begun at the request of the Board of Directors as a result of a Land Use Plan change between Rock Creek to Kanis Road from Multifamily to Commercial. After reviewing the Study proposals, Mr. Malone reviewed each of the Land Use Plan requested changes and the surrounding Land Use Plan. Staff is supported of the changes proposed in items K, L and M. Staff does not support the changes requested in items 2 and 3. Staff could support a change from Office to Mixed Use for the area within item 3. Ms. James next made a staff presentation for the Planned Zoning District applications, items N, O and P (see minutes of those items for presentation). Mr. Moore, Planning Staff made the presentation on items J, 2.1 and 3.1 (see minutes of those items for presentation). Mr. Ernie Peters, Peters and Associates presented the traffic study information completed for both applicants. In short the development would add 500 (Deltic) and 1000 (Wisenhunt) to the PM peck. The improvements each would make would more than off set the increased demands on the road network. This is not to say that other intersection in the network would not need further improvements. Commission Allen indicated he had been called away for another meeting and thus the commission was going to have only 6 members for these items. Commissioner Rahman expressed concerns about moving foreword since the Traffic Study had just become available and he wished to have time for a more complete review. (He indicated he might now not be able to support any of the requests). Each applicant was asked if they wished to defer. After some discussion Mr. Spivey and Mr. Daters for the Deltic applicants agreed to defer items J, K, 2, 2.1, 3 and 3.1. By a vote of 6 for and 0 against the commission voted to defer these items to July 6, 2006. 5 Mr. Downing representing the Wisenhunt applications spoke to the Commission about the issues. He indicated that he did not have the time for a deferral and wished to proceed. The Commission recessed at this point. Upon reconvening the Commission heard from the applicants and their representative on the applicants for items L, M, N, O and P. See items N, O and P for minutes record. A motion was made to approve item L. By a vote -of 6 for 0 against the motion was approved. C.1 ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE ELLIS MOUNTAIN DISTRICT FROM MULTIFAMILY TO MIXED OFFICE COMMERCIAL; AND FOR OTHER MATTERS Whereas the Little Rock Planning Commission after conducting a public hearing recommends the Land Use Plan be amended. NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS: SECTION 1. That south of the Kanis Road — Chenal Parkway intersection, west of Kirk Road be amended from Multifamilyl to Mixed Office Commercial. SECTION 2. That the ordinance shall take effect and be in full force from and after its passage and approval. PASSED: ATTEST: Nancy Wood City Clerk APPROVED AS TO FORM: THOMAS M. CAPENTER CITY ATTORNEY APPROVED: Jim Dailey Mayor Vicinity Map Plan Amendment Case: LU06-18-03 Location: Chenal & Kanis Intersection MF to C Ward: s PD: 19 CT: 42.06 TRS: T2NR14W36 N 0 250 500 1,000 Feet Vicinity Map Area Zonin Case: LU06-18-03 Location: Chenal & Kanis Intersection Ward: 5 PD: 19 CT: 42.06 TRS: T2NR14W36 N 0 250 500 1,000 Feet