Loading...
HomeMy WebLinkAboutminutesDecember 17, 2009 ITEM NO.: 7 FILE NO.: LU09-11-01 Name: Land Use Plan Amendment — 1-430 Planning District Location: both sides of Kaufman Road, south of Kanis Road Request: Office to Commercial Source: John McKay, Rector, Phillips, Morse, Inc. PROPOSAL / REQUEST: Land Use Plan amendment in the 1-430 Planning District from Office to Commercial. Commercial represents a broad range of retail and wholesale services. EXISTING LAND USE AND ZONING: The property is zoned 0-3 General Office and is approximately 11 acres in size. The site is partially used for seven single family residences and is partially vacant. There is also a small cemetery in the southern portion of the amendment site. The area to the west of this site is zoned 0-2 with multiple conditional use permits for the Arkansas Heart Hospital, two hotels, two banks, and two restaurants. The area north of this amendment site is also zoned 0-2 and has long been used for the Farm Bureau offices. South and east of this site is bounded by Interstate 430. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: There has been one land use plan amendment in this vicinity since 2000. Ordinance 20070 was approved in 2008 to change the property at the southwest corner of Kanis and Shackleford Roads from Community Shopping to Commercial. The southeast corner of that intersection was also proposed to change from Office to Commercial, but the application was withdrawn. This area is shown as Office on the Plan. Office is also shown immediately north and south of this area. The area west of this amendment is shown as Commercial and Suburban Office. The area east of this site is shown as Suburban Office. December 17, 2009 ITEM NO.: 7 (Cont. MASTER STREET PLAN: FILE NO.: LU09-11-01 Kanis and Shackleford Roads are both Minor Arterials on the Master Street Plan. 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. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on these streets since they are Minor Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Kaufman Road is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. BICYCLE PLAN: There are no bike routes shown in this immediate vicinity. PARKS: According to the Master Parks Plan, this area is within eight blocks of a city park. Camp Aldersgate is located just south of Interstate 430. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. ITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: This area is covered by the John Barrow Neighborhood Plan. Their Business and Commercial Goal states: "To enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses." ANALYSIS: This amendment area is located along both sides of Kaufman Road, which is just south of Kanis Road. This area has been shown on the Land Use Plan as Office for more than ten years. This amendment would add approximately 11 acres of new commercial use area, changing from Office to Commercial. The amendment site is bounded on the east and south sides by Interstate 430. This interstate has been designated as a scenic corridor, so any development in this area must ensure the scenic views are protected. 2 December 17, 2009 ITEM NO.: 7 Cont.) FILE NO.: LU09-11-01 This area of Little Rock has seen major growth in the last ten years. The land along Shackleford south of 1-430 has become a major community shopping center and the neighborhood to the east of 1-430 has seen a renewal of interest with the influx of new development and growth. While Hicks Interurban is an older subdivision, the neighborhood has seen 85 single family building permits issued since 2000 between Aldersgate Road and Junior Deputy Road. Kanis Road has long been developed as an office corridor, and the future land use plan has aimed to keep the commercial uses along Kanis to the west of Shackleford Road. There is still vacant and undeveloped land west of this site that is shown as Commercial on the future land use plan and zoned for commercial use. There does not seem to be a need for more commercial land in this area. Commercial is already located at the northwest and southwest corners of the Kanis/Shackleford intersection, and there is a non -conforming restaurant use on the southeast corner. While this area has been changing over the past ten to twenty years, the amendment site has remained largely unchanged. It is still used as a residential street with substandard road conditions. A small cemetery is located at the southeastern portion of this amendment site, which will need to be factored in to any future development. Kaufman Road is also used as an access to the Heart Hospital back parking lot. Any redevelopment of the land would have to take this into consideration. This amendment site is in close proximity to a very busy intersection with high volumes of western bound traffic. There is also concern about how a commercial development would be configured on this site with limited access for retail use. 1-630 has been designated a scenic corridor, the area requesting a change prior frontage is along the interstate. Retail and commercial uses tend to want more signage which is counter to the goals of a scenic corridor. Staff has worked to keep this portion of Kanis reserved for an office corridor and to keep the commercial uses at the main intersections. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood association: John Barrow. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. K, January 28, 2010 ITEM NO.: D (Co PLANNING COMMISSION ACTION: FILE NO.: LU09-11-01 (DECEMBER 17, 2009) There being only eight Planning Commissioners present the Applicant requested that the item be deferred until January 28, 2010. A motion was made to defer the item to the January 28, 2010 Planning Commission meeting. By a vote of 8 for and 0 against the item was deferred. STAFF UPDATE: There have been no changes to this application. PLANNING COMMISSION ACTION: (JANUARY 28, 2010) Walter Malone, Planning Staff reviewed the Plan designations in the area. Mr. Malone indicated that 1-630 was a scenic corridor and commercial on small lots along it could lead to more signage which we would not like to see. Staff has to assume the area would redevelop as is with the multiple lots and a street down the middle. With the existing traffic patterns, parcel make-up, location and orientation, staff does not believe this would a better commercial than office location. Staff agrees that the existing use pattern of residential is appropriate to change to non-residential, but can not support this change from Office to Commercial on the Plan. Mr. John McKay, representing the ownership and applicant, addressed the Commission. He asked the Commission and Staff how long the area had been Office and not redeveloped — twenty or more years. Mr. McKay reviewed the existing conditions and ownerships. He also reviewed some of the recent developments along Shackleford Road adjacent to the ownership. Mr. McKay questioned the lack of development required on Kaufman Road by several developments on Kaufman but only accessing Shackleford Road. Mr. McKay also discussed some of the recent Land Use Plan and re -classifications adjacent or near the ownership. Mr. Mike McGrew addressed the Commission to speak in support of the application. Ms. Ruth Bell, League of Women Voters reminded the Commission of the scenic corridor and the need to stay with the Plan. Mr. McKay readdressed the Commission and indicated there was a need to re -develop the land and commercial was the best option for the redevelopment. n January28, 2010 ITEM NO.: D (Cont. FILE NO.: LU09-11-01 There were a few questions about possible redevelopment (there are no specific plans but any development proposal would have to be reviewed through the zoning process). A few of the Commissioners expressed concern with changing the area with the current ownership pattern and lot configuration and that possibly a Planned Development or a development proposal to review would help. A motion was made to approve the Plan change by a vote of 0 for and 10 against the motion failed. 5 Vicinity Map LI 0 0 00 0 Land Use Plan Amendment Case: LU09-11-01 Location: Kaufinan Road Ward: 5 PD: 11 CT: 24.04 TRS: TIN R13W10 Q D� a D w J f v N A 0 75 150 300 Feet