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Home My WebLink AboutFAX to applicant with itemity of Little Rock apartment of Planning and Development 23 West Markham Me Rock. Arkaneae 72291-1334 DATE: -/I .t TO: RIO 6e/If COMPANY: Q G FAX NO. : PHONE NO. : FAX COVER SHEET l r tr 1t.- _ b"ICLVA 7152 - FROM: ---- i 4 Gt P't 5 4 - DEPARTMENT: "t 17 c1 FAX NO.: 501 371-6863 PHONE NO .: ( 5-p1) 3 11 - 6Il S TOTAL NUMBER OF PAGES INCLUDING COVER SHEET: COMMENTS: 0 July 22, 1999 ITEM NO.: 3 FILE NO.: LU99-11-04 Name: Land Use Plan Amendment - I-430 Planning District Location: Kanis at Shackleford Request: Office to Commercial Source: Moses, Nosari & Tucker PROPOSAL / REQUEST: Land Use Plan amendment in the I-430 Planning District from Office (0) to Commercial (C). Commercial includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include the southeast corner of the Shackleford and Kanis Road intersection. In addition, the expanded area includes all of the property between the applicant's site and I-430. With these changes, the northern half of the Office (0) land use area located between Shackleford Road and I-430 south of Kanis Road would be changed. The applicant proposes to use the property for a hotel/motel, restaurant, and retail center. EXISTING LAND USE AND ZONING: The area included in the original request is currently zoned 0-3 and 0-2 and is approximately 8.2+ acres in size. The property is vacant. The property neighboring the applicant's site consists of a restaurant at the southeast corner of the Shackleford and Kanis Road intersection in an area zoned 0-2. The property to the east of the applicant's has eight residences located on Kaufman Drive in an 0-3 zone. The expanded area includes a total of 21.2 + acres and covers the area on the south side of Kanis Road between Shackleford Road on the west side to I-430 on the east side. July 22, 1999 ITEM NO.: 3 (Cont.) FILE NO.: LU99-11-04 The southern boundary will be the north property line of the Marriott Residence Inn hotel located on Shackleford Road across the street from the West Lake Corporate Park (formerly known as the Koger Center.) The property surrounding the expanded area includes the Farm Bureau Office complex to the north, located in an 0-3 zone. The property to the south is zoned 0-2 and the location of the Marriott Residence Inn hotel and a hospital. The property to the east is zoned 0-3. The property to the west of the expanded area in zoned C-2 and includes all of the property on the west side of Shackleford Road extending north of the West Lake Office Park to Kanis Road. The uses on the property to the west consists of a gas station at the southwest corner of the Kanis and Shackleford Road intersection, an office building on the northwest corner of Shackleford Road and Shackleford West Boulevard, while the rest of the property is vacant. The West Lake Corporate Park lies southwest of the expanded area in an 0-3 zone. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On April 6, 1999, a change was made from Single -Family to Office east of I-430 on Aldersgate Road north of 18th Street. On March 10, 1999, a change was made from Mixed Office Commercial to Community Shopping on a large tract of land on the southwest corner of the Shackleford and Kanis Road intersection. On May 20, 1997, a change was made from Office to Commercial on the north side of Chenal Parkway near the Bowman Road intersection. On January 16, 1996, a change was made from Low Density Multi -Family to Suburban Office on the east side of Bowman Road near the West Lake Corporate Park. On December 19, 1995, a change was made from Multi -Family to Mixed Office Commercial expanding the MOC land use area located on the southeast corner of the Kanis and Bowman Road intersection. Another change was made was from Office to Commercial on the northwest corner of the Shackleford and Kanis Road intersection. E July 22, 1999 ITEM NO.: 3 (Cont.) FILE NO.: LU99-11-04 On February 7, 1995, a change was made form Office to Mixed Office Commercial located on the south side of the Financial Center Parkway near the Hermitage Road intersection. On December 211 1993, changes were made from Mixed Office Commercial and Mixed Use to Commercial onkarge tract of land on the south side of Chenal Parkway stretching from Autumn Road to the residential areas located on the east side of Atkins Road. Additional changes were made from Mixed Use to Mixed Office Commercial on the northeast corner of the Kanis and Bowman Road intersection. On March 2, 1993, a change was made from Multi -Family to Suburban Office on the southeast corner of the Kanis and Aldersgate Road intersection. The applicant's property accounts for about half of the area covered in the proposed land use amendment area. The expanded land use amendment is located in an Office land use area. To the north of the area in question is an Office land use area which covers the tract of land located between Kanis and Shackleford Road intersection and the I-430 / I- 630 interchange. South of the amendment area lies an Office land use area that covers the tract of land located between Shackleford Road and I-430. The neighboring land use area to the east is a tract of Suburban Office located east of I-430. The tract of land across the street west of Shackleford Road is a Community Shopping future land use area. A large tract of Suburban Office lies to the southwest on the northwest corner of the I-430 Shackleford Road interchange. MASTER STREET PLAN: Shackleford Road and Kanis Road are both shown as minor arterials on the plan. PARKS SYSTEM MASTER PLAN: There are no parks near the area covered by this proposed land use plan amendment. BACKGROUND: The area in question contains a large amount of vacant 3 July 22, 1999 ITEM NO.: 3 (Cont.) FILE NO.: LU99-11-04 property. West Little Rock has mushroomed in the past fifteen years with all types of development: residential, commercial and office. Much of this development has occurred to the north of this application. The West Lake Office Center (formerly known as the Koger Center) was an anchor at the southern edge of the street. Currently, an office is under construction at the northwest corner of the Shackleford Road and Shackleford West Boulevard intersection. The newest developments are the hotel and hospital located south of the amendment area on Shackleford Road. The Kanis Corridor Study's Land Use Plan recommended changes to the Land Use Plan. As stated above, on March 10, 1999, a large area of Mixed Office Commercial was changed to Community Shopping to recognize an existing C-2 `shopping center' zone just west of the site in anticipation of further intensification of the area. Most of this area of Community Shopping continues to be vacant. In addition to this area, there are additional areas of built and non -built commercial land in the area. For the past six years commercial land uses have expanded in the area at the expense of office land uses. This area is part of what was designated as an office corridor along I-430. In addition, the Kanis corridor was designated office to prevent a pattern of development similar to what occurred on Chenal Parkway. While development along I-430 has not been totally office, it has retained a large amount of trees and natural greenery. Along with the absence of billboards, I-430 have retained much of what west Little Rock used to be; rolling tree topped hills. Experience has shown office and residential development is more likely than commercial development to retain some of the existing terrain and greenery. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The expanded land use plan amendment area falls within the boundary of the John Barrow Neighborhood Area Plan. The plan contains the goal of enhancing the business climate to direct new businesses to locate in the area as well as remain in the area. Three objectives include development of a chain grocery store in the plan area, development of a sit-down restaurant in the plan area, and attract job - generating businesses in the plan area. Action statements include identification of suitable areas located in the 4 July 22, 1999 ITEM NO.: 3 (Cont.) FILE NO.: LU99-11-04 center of the neighborhood for a grocery store and a restaurant. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Birchwood Neighborhood Association, Campus Place Property Owners Association, Kensington Place Property Owners Association, Pennbrook/Clover Hill Place Property Owners Association, Sandpiper Neighborhood Association, Sewer District #147, Twin Lakes "A" neighborhood Association, Twin Lakes "B" Neighborhood Association, Westbrook Neighborhood Association, and the John Barrow Neighborhood Association. Staff has received one comment from area residents. One is in support, none are opposed to the change and none were neutral. STAFF RECOBMNDATIONS: Staff believes the change is not appropriate at this time. 5