HomeMy WebLinkAboutBoard of Director itemsOFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
MAY 4, 2010 AGENDA
Subject
Land Use Plan Amendment —
Ellis Mountain Planning
District— LU10-18-01 at
north side of Pride Valley
Road, west of Kanis Road
Submitted by:
Planning and Development
Action Required I Approved By
Ordinance
Resolution
Approval
Information Report
Bruce Moore
SYNOPSIS A Land Use Plan amendment in the Ellis Mountain Planning
District from Residential Low Density to Office for future
development.
FISCAL IMPACT N/A
RECOMMENDATION Planning Staff recommends approval. The Planning
Commission reviewed this issue at its March 11, 2010 meeting
and recommended approval (8 in favor, 1 against). There were
two objectors present.
CITIZEN All residents within 300 feet who could be identified, the
PARTICIPATION Parkway Place and Coalition of West Little Rock were notified
of the public hearing.
BACKGROUND This area is located just outside of the city limits and is vacant
and undeveloped. The applicant is proposing to change the
future land use plan from Residential Low Density to Office to
correspond with a rezoning request from R-2 Single Family to
0-2 Office and Institutional District.
BACKGROUND
CONTINUED
The Master Street Plan shows Kirk Road extending through this
property as a Collector street to connect with Pride Valley
Road, which is also shown as a Collector. The Future Land
Use Plan has shown this area as residential since the City of
Little Rock began planning in the extraterritorial jurisdiction,
but Pride Valley Road has not developed much in the last ten to
twenty years. The majority of the residences along Pride
Valley are situated on large lots with deep front yard setbacks.
The newest development in this area is the Edswood Road
residences that are located to the west of this proposed
amendment. Only two of these lots would be located adjacent
to the amendment site, and these lots are also large tract
developments.
Office is used in many parts of the city as a buffer between
residential developments and more intense commercial type
uses. An office park type development could serve as a
transition in this area from the more intense, commercial uses
on Chenal Parkway to the large lot residential uses along Pride
Valley Road. Office uses, especially when coupled with the
0-2 zoning category, can complement a neighborhood very
nicely as evidenced in the Riverdale area. 0-2 Office and
Institutional District can be a good fit for the surrounding
neighborhoods because 0-2 requires site plan review on all new
developments. Site plan review can offer an added layer of
protection for surrounding property owners because issues such
as buffers, screening, building height and setbacks can be
considered. Proper development of this site could work as a
nice transition for the neighborhood along this Collector street
and should have no adverse impact on the adjacent properties or
the surrounding area.
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ORDINANCE NO.
AN ORDINANCE TO AMEND THE LAND USE PLAN
(16,222) IN THE ELLIS MOUNTAIN PLANNING
DISTRICT (LU10-18-01) FROM RESIDENTIAL LOW
DENSITY TO OFFICE; AND FOR OTHER
PURPOSES.
WHEREAS, as the Little Rock Planning Commission believes it appropriate
to amend the plan.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF
DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS.
SECTION 1. That Residential Low Density at the north side of Pride
Valley Road, west of Kanis Road, and south of Kirk Road be amended to Office.
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 AS TO FORM:
City Attorney
APPROVED:
Mayor
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Future Land Use
Case: LUIO-18-01 N
Location: Pride Valley Road
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Case: LU10-18-01 N
Location: Pride Valley Road
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FILE NO.: LU10-18-01
Name: Land Use Plan Amendment — Ellis Mountain Planning District
Location: north side of Pride Valley Road, west of Kanis Road
Request: Residential Low Density to Office
Source: Jim Hathaway, Whisenhunt Investments
PROPOSAL / REQUEST:
A Land Use Plan amendment in the Ellis Mountain Planning District from Residential
Low Density to Office. Office represents a mixture of office related services. The
applicant has also requested a rezoning from R-2 Single Family to 0-2 Office and
Institutional District.
EXISTING LAND USE AND ZONING:
The property is vacant, undeveloped, and currently zoned R-2 Single Family. The
amendment area is approximately 61 acres in size. To the north of this site is zoned
R-2 Single Family for floodway and Planned Commercial Development for a Kroger
grocery store. There is another Planned Commercial Development to the northeast of
this site with frontage along Kanis Road for a vacant nursery. South, east and west of
this site are zoned R-2 Single Family and are developed with large lot residential
houses. Some of these lots to the south are still undeveloped. To the southeast is
zoned Planned Development Residential for single family houses. Just south of that is
zoned R-2 with a Conditional Use Permit for Baker Elementary School.
E LAND USE PLAN AND RECENT AMENDMENTS:
January 1, 2008, Ordinance 19986 amended the area along the Champagnolle Drive
extension on the west of the future extension of Rahling Road from Multi Family to
Neighborhood Commercial and Community Shopping for future development.
August 6, 2007, Ordinance 19798 amended the northwest corner of Chenal Parkway
and Wellington Hills Drive from Mixed Office Commercial to Neighborhood Commercial
for a Walgreens development.
March 20, 2007, Ordinance 19722 amended several different sites in this vicinity. This
was a City initiated amendment initiated due to concerns about a recent Land Use Plan
Amendment on Kanis near Chenal Parkway. The changes were along Kanis Road from
Multi Family to Single Family, Single Family to Neighborhood Commercial, Public
Institutional to Suburban Office, and Multi Family to Commercial.
FILE NO.: LU10-18-01 Cont.)
June 27, 2006 a change was made from Office, Neighborhood Commercial and Low
Density Residential to Mixed Office Commercial approximately one mile to the northeast
of this amendment located east of Kirk Road and north of Chenal Parkway. The
changes resulted from a Planned Commercial Development reclassification to allow for
future development.
This amendment site is shown as Residential Low Density on the Future Land Use
Plan. The Residential Low Density extends west and south of this site. East of this site
is shown as Residential Medium Density. The northern edge of the amendment area is
all shown as Park/Open Space for existing floodway. The northwest corner of Kanis
Road and Pride Valley Road is shown as Suburban Office. The southwest corner of
Kanis and Pride Valley Road is shown as Public Institutional. There is a small area of
Residential Medium Density between the Suburban Office and Public Institutional on the
east and the Residential Low Density on the west of the amendment area.
MASTER STREET PLAN:
Pride Valley Road is a Collector on the Master Street Plan. A proposed Collector is
shown along the western boundary of this property. The primary function of a Collector
Street is to provide a connection from Local Streets to Arterials. These streets may
require dedication of right-of-way and may require street improvements for entrances
and exits to the site.
BICYCLE PLAN:
There are no bike routes shown for this area.
PARKS:
According to the Master Parks Plan, this area is within eight blocks of a park or open
space. The Chenal Parkway park is located just north of this area, and Baker
Elementary has a playground located south of this application.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this amendment.
ANALYSIS:
This area is located just outside of the city limits and is vacant and undeveloped. The
applicant is proposing to change the future land use plan from Residential Low Density
to Office to correspond with a rezoning request from R-2 Single Family to 0-2 Office
and Institutional District.
The Master Street Plan shows Kirk Road extending through this property as a Collector
street to connect with Pride Valley Road, which is also shown as a Collector. With the
2
FILE NO.: LU10-18-01 (Cont.
extension of Kirk Road, traffic from the office development can be expected to move
north along the new Kirk Road extension away from the residential area. Traffic would
already be coming through this site from the residential areas to the south and west to
get to existing and proposed commercial developments along Chenal Parkway.
The Future Land Use Plan has shown this area as residential since the City of Little
Rock began planning in the extraterritorial jurisdiction, but Pride Valley Road has not
developed much in the last ten to twenty years. The majority of the residences along
Pride Valley are situated on large lots with deep front yard setbacks. The newest
development in this area is the Edswood Road residences that are located to the west
of this proposed amendment. Only two of these lots would be located adjacent to the
amendment site, and these lots are also large tract developments.
Office is used in many parts of the city as a buffer between residential developments
and more intense commercial type uses. An office park type development could serve
as a transition in this area from the more intense, commercial uses on Chenal Parkway
to the large lot residential uses along Pride Valley Road. Office uses, especially when
coupled with the 0-2 zoning category, can complement a neighborhood very nicely as
evidenced in the Riverdale area. 0-2 Office and Institutional District can be a good fit
for the surrounding neighborhoods because 0-2 requires site plan review on all new
developments. Site plan review can offer an added layer of protection for surrounding
property owners because issues such as buffers, screening, building height and
setbacks can be considered. Proper development of this site could work as a nice
transition for the neighborhood along this Collector street and should have no adverse
impact on the adjacent properties or the surrounding area.
NEIGHBORHOOD COMMEN
Notices were sent to the following neighborhood associations: Parkway Place and
Coalition of West Little Rock. Staff has received no comments from area residents,
The property under review is not located in an area covered by a City of Little Rock
recognized neighborhood action plan.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
PLANNING COMMISSION ACTION:
(MARCH 11, 2010)
Walter Malone, Planning Staff presented the Land Use Plan amendment. Mr. Malone
reviewed the Land Use in the area. He noted the development pattern to the north is
high density non-residential and to the south and southwest is low-density large lot
residential. Office use has been used as a transition in other parts of Little Rock as a
transition between these two uses. Mr. Monte Moore of Planning Staff reviewed the
related zoning case (Z-8523) including the existing land use pattern and zoning pattern.
3
FILE NO.: LU10-18-01 (Cont.
(See item 1.1 for a full minutes record). Mr. Jim Hathaway spoke on behalf of the
applications. There was one speaker in support of the applications, two against and
one with questions.
By a vote of 8 for and 1 against the requested Plan change was approved.
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