HomeMy WebLinkAboutminutesDecember 7, 2006
ITEM NO.: D FILE NO.: LU06-18-06
Name: Land Use Plan Amendment - Ellis Mountain Planning District
Location: North of Pride Valley and west of Kanis Road
Request: Suburban Office to Low Density Residential
Source: Joe White, White-Daters
PROPOSAL/REQUEST:
Land Use Plan amendment in the Ellis Mountain Planning District from Suburban Office
to Low Density Residential. Low Density Residential (LDR) accommodates a broad
range of housing types with a density of between six and ten dwelling units per acre.
The proposed use is for 10.1 units per acre.
Prompted by this Land Use Amendment request, the Planning Staff expanded the area
of review to include part of the Public Institutional area just south of the application.
That area is currently being developed for residential use, and LDR would be more
appropriate for that area than Public Institutional.
EXISTING LAND USE AND ZONING:
The property is currently outside the city limits and is zoned 0-2 Office to the north of
Pride Valley Road and Planned Development -Residential to the south of Pride Valley
Road. The 0-2 Office portion is currently wooded and undeveloped, and the PDR
portion is currently being developed into 50 single-family residential lots. The total area
is 22 acres t in size. To the north and to the east of the area is also zoned 0-2 Office.
These 0-2 areas are wooded and undeveloped except for a Rainbow Cleaning Systems
Office on the east side of Kanis Road. To the south and to the west of the area is
zoned R-2 Residential for single-family houses and Baker Elementary. These
residential areas are sparsely developed. To the southeast is a Planned Development -
Residential that has not been developed yet. To the northwest of the area are several
Planned Commercial Developments for what used to be Chenal Gardens, the Kroger
shopping center, and the National Home Center on Chenal Parkway. To the southeast
on the west side of Kanis Road is a Planned Office Development for the Chenal Pet
Palace.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The application area is currently planned for Suburban Office and Public Institutional.
The Suburban Office is mirrored along the northeast side of Kanis Road. West and
December 7, 2006
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: LU06-18-06
southwest of the area is Low Density Residential. Further west beyond that is Single
Family. South of Pride Valley Road on the west side of Kanis is planned for Public
Institutional. North and northwest of the area is planned for park/open space to
accommodate the floodplain. To the southeast are Single Family and Low Density
Residential.
The April 6, 2004 Ordinance 19067 changed the southeast corner of the intersection of
Pride Valley Road and Kanis from Single Family to Suburban Office in an effort to
expand existing Suburban Office to recognize existing 0-2 zoning.
The March 2, 1999 Ordinance 17951 changed multiple areas along Kanis Road from
Low Density Residential to Single Family and from Transition to Low Density
Residential, Single Family, and Suburban Office. These changes were made after a
Study Committee was formed to develop alternative land use options for the area.
Kanis Road was studied from Chenal to Shackleford, and fifteen changes were made by
this one ordinance.
MASTER STREET PLAN:
Pride Valley is shown as a Collector on the Master Street Plan and Kanis Road is
shown as a Minor Arterial. These streets may require dedication of right-of-way and
may require street improvements. A Minor Arterial provides connections to and through
an urban area and their primary function is to provide short distance travel within the
urbanized area. The primary function of a Collector Street is to provide a connection
from Local Streets to Arterials.
BICYCLE PLAN:
Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the
development.
PARKS:
According to the Master Parks Plan, this area is within eight blocks of a park or an open
space. The closest open space is the Rock Creek Parkway, which runs along the
division on Chenal Parkway.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this amendment.
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December 7, 2006
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: LU06-18-06
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:
Most of the available housing in the vicinity is single family detached, and there is now a
demand for other types of housing in this area. There is a new development at Kanis
and White Roads, and it is a mix of townhouses and single-family structures. Two other
new residential areas have been approved in this area. At 1000 and 1100 Kirby Road a
Planned Residential Development was approved for Haven Addition to be built. This
PDR will allow 24 single-family homes as part of a zero lot line subdivision. The other
new development is on the north side of Kanis Road just west of Kirby Road. This
Planned Development -Residential will contain attached single-family units and
townhouse condominium units. Neither of these has begun development yet. These
new developments show that there is a real demand for different types of housing
structures. The development area at Kanis and Pride Valley Road would have a mix of
patio homes and condos on it, which are both in demand for this area since most of the
housing options are either stand alone single family units or apartment units.
Suburban Office is planned on the east side of Kanis Road adjacent to this area. There
are sixteen acres set aside there for Suburban Office and zoned for office, and only one
office has been developed there. To the southeast of this area, further down Kanis
Road, there has been almost seventeen acres of Suburban Office planned on the west
side of Kanis Road. The only site developed here has been the Chenal Pet Palace, and
the rest remains undeveloped. The area at the intersection of Kanis and Cooper Orbit
Road is zoned for multi family and commercial uses.
The area being considered for a land use amendment is an area of Kanis Road that has
been vacant and undeveloped for more than twenty years. The northern portion of this
area was originally planned for Suburban Office as a special request for the Girl Scout
headquarters, but that site was never developed. There has not been much office
development on either side of Kanis Road in recent times. Suburban Office is planned
for the east side of Kanis Road for almost half a mile, but this area is also largely
undeveloped. On the east side of Kanis Road there is approximately 16 acres of
Suburban Office and it is zoned 0-2. West of Kanis at the intersection of Cooper Orbit
Road there is another 17 acres of Suburban Office according to the Future Land Use
Plan, but that acreage is not zoned for office. There are currently 43 acres of Suburban
Office in the Plan. This amendment would only cause 9.5 acres to be changed from
Suburban Office to Low Density Residential.
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December 7, 2006
SUBDIVISIO
ITEM NO.;_D [Cont. FILE NO.: LU06-18-06
There are currently approximately 30 acres of Low Density Residential planned for this
area of Kanis Road. Just west of the amendment area is planned for 22 acres of Low
Density Residential, and to the south of Baker Lane on the west side of Kanis Road has
8 acres planned for Low Density Residential. This amendment would add a total of
9.5 acres to the Low Density Residential for this area.
The study area is very close in proximity to single family residences on Pride Valley
Road. These houses are outside the city limits and are in good repair. Special
consideration needs to be given to these adjacent properties to minimize any negative
impacts and attempt to produce new compatible developments.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood association: Parkway Place POA.
Staff has received no comments from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
PLANNING COMMISSION ACTION:
(OCTOBER 26, 2006)
The item was placed on the consent agenda for deferral to December 7, 2006. By a
vote of 10 for, 0 against (Adcock Absent) the consent agenda was approved.
PLANNING COMMISSION ACTION:
(DECEMBER 7, 2006)
Walter Malone, Planning Staff, reviewed the areas of office and residential in the area,
as well as recent developments and proposals. Staff believes this change provides
homing options within the area and that the change is appropriate. Donna James
presented the related Planned Development Residential, see item D.1 Z -5758-B for a
full minutes. During the presentations by area residents they indicated that Low
Density Residential was appropriate only the design and density were issues. By a
vote of 10 for, 0 against the item was approved.
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Vicinity Map
Plan Amendment
Case: LU06-18-06
Location: West of Kanis
N
both sides of Pride Valley
SO to LDR
Outside of City Limits
PD: 18
CT: 42.07 0
500 1,000 Feet
TRS: 211
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Case: LU06-18-06
Location: West of Kanis
both sides of Pride Valley
SO to LDR
Outside of City Limits
PD: 18
CT: 42.07 0 500 1,000 Feet
TRS: 211 v -------