HomeMy WebLinkAboutminutesOctober 26, 2006
ITEM NO.: A
Name: Land Use Plan Amendment - Ellis Mountain Planning District
Location: 13401 Kanis Road
Request: Suburban Office to Multi -family
Source: Pat McGetrick, McGetrick Engineering
PROPOSAL/REQUEST:
: LU06-18-04
Land Use Plan amendment in the Ellis Mountain Planning District from Suburban Office to
Multi -family. Multi -family represents residential development of ten to thirty-six dwelling units
per acre.
EXISTING LAND USE AND ZONING:
The property is currently zoned for a POD Planned Office Development and R2 Single
Family. It is 1.6 acrestin size. The POD portion runs west from White Road along Kanis
Road and is approximately 20 percent of the application area. This property is currently used
for Small Northcutt Electric Inc. The rest of the application area is zoned R2 for single-family
residences, and it has one single family residence on it. In the surrounding area, there are
Planned Office Developments (POD) and Planned Development -Office (PDO) with frontage
on Kanis Road and Nix Road. These PODs and PDOs have small office buildings on them.
Further east on Kanis there is some Office use, but the majority of the surrounding area is
zoned R2 Single Family and built out with single family subdivisions.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
This area is currently planned for Suburban Office. The property to the south of this area is
all Single Family. From White Road east to Gamble Road on the south side of Kanis is all
Low Density Residential. On the north side of Kanis, from Atkins Road to the Parkway Place
extension is also Low Density Residential. To the west of White Road on the south side of
Kanis and on the north side of Kanis from the Parkway Place extension to the Asbury Road
extension is planned Suburban Office.
March 2, 1999, Ordinance 17951 changed this location from Transition to Suburban Office.
This ordinance was responsible for changing many different areas as part of a corridor study
of the Kanis Road area.
MASTER STREET PLAN:
Kanis Road is shown as a Minor Arterial on the plan. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians on Kanis since it is a Minor Arterial.
October 26, 2006
SUBDIVISION
ITEM NO.: A (_Cont.) FILE NO.: LU06-18-04
White Road is shown as a Local Street. Local Streets that are abutted by non-residential
zoning or more intensive zoning than duplexes are considered as "Commercial Streets".
These streets have a design standard the same as a Collector. These streets may require
dedication of right-of-way and may require street improvements for entrances and exits to the
site.
BICYCLE PLAN:
A proposed Class I bike route is planned to develop south of White Road in the existing open
space.
PARKS.-
According
ARKS:
According to the Master Parks Plan, there are no developed parks close to this site, but there
is open space to the southwest of this property. The amendment location is within eight
blocks of a park or open space, but must of the area to the east of White Road is in a deficit
area.
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 application area currently has Small Northcutt Electric Inc. on the northern portion of the
property and a single-family house on the southern portion. While there is no other Multi
Family in this section of Kanis Road, there is an abundance of non-developed Low Density
Residential surrounding this site. To the east and north of this intersection along Kanis Road
is Low Density Residential. There are several occupied office developments to the west of
this property on Kanis. There is also some office use further east on Kanis.
This area has been growing almost continually over the past twenty years. Many single-
family subdivisions have been built during this time. While much of this area is planned for
Single Family use, the Land Use Plan has allotted ample room for Low Density Residential
Development. Low Density Residential provides an option other than Single Family
detached, and these areas should be developed before other options are explored. Also,
there are other similar attached slightly lower density developments approved or under
construction to the north, west and northwest. Based on the PZD and the application
configuration, this request is not for an apartment complex but rather attached residential.
0:
October 26, 2006
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: LU06-18-04
White Road is a local street and is not designed for heavier traffic associated with Multi
Family. Also, Suburban Office uses are typically from eight to five while a Multi Family
Residential use would have a more diverse traffic pattern over a broader spectrum of time.
Road improvements are needed on both White and Kanis Road. Multi Family, or other more
intense uses are preferred at the intersection of two arterials, or at least at an arterial and
collector street intersection. An arterial and local street intersection such as this location is
not preferable for Multi Family with traffic increased on the local street.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Parkway Place Property
Owners Association and Gibraltar Heights Pointe West Timber Ridge Property Owners
Association. Two residents from White Road have contacted the Planning Office. Both had
questions concerning the amendment, and one was very upset about the proposal.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.
PLANNING COMMISSION ACTION:
(September 14, 2006)
Two members of the Commission had to leave the hearing. This brought the number of
Commissioners present to eight. The Commission offered to each applicant the ability to
defer their item since six votes are necessary for approval and only eight Commissioners
were present. The applicant for this item informed the Commission he would like to have
the item deferred to October 26. By a vote of 8 for 0 against the item was deferred.
PLANNING COMMISSION ACTION:
(OCTOBER 26, 2006)
Walter Malone, Planning Staff, presented the item to the Commissioners. Mr. Malone
reviewed the exiting development pattern and recent developments in the vicinity, as well as
the availability of each land use type in the general area. Staff does not support a change in
land use for this site. Ms. James of the Planning Staff reviewed the related Planned Zoning
District proposal. There was some discussion about the traffic caused by multifamily use;
difference in character and density from the existing single family; and that the Plan has not
had time to 'gel' yet. For complete minutes of the two items, see item 'A.1 Z-8092' (Kanis
Quad PDR). By a vote of 0 for 10 against (Adcock Absent) the proposed change was denied.
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Plan Amendment
Case: LU06-18-04
Location: SWC ofKanis Road
N
and White Road
SO TO MF
Ward: 5
PD: 18
CT: 42.07 0
300 600 Feet
TRS: T1NR13W8
Vicinity Map
111il
Case: LU06-18-04
Location: SWC ofKanis Road [V
and White Road
SO TO MF
Ward: 5
PD: 18
CT: 42.07 0 300 600 Feet
TRS: T1NR13W8