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HomeMy WebLinkAboutBoard Comm for LU2022-18-03OFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION JANUARY 17, 2023 AGENDA Subject Land Use Plan Amendment – Ellis Mountain Planning District (LU2022-18-03) Submitted By: Action Required √ Ordinance Resolution Approval Information Report Approved By Planning and Development Bruce Moore City Manager SYNOPSIS To approve a Land Use Plan Map amendment in the Ellis Mountain Planning District, either side of Kanis Road from Chenal Parkway to Asbury Road from Residential Low Density (RL), Suburban Office (SO), and Mixed Office Commercial (MOC) to Residential Low Density (RL), Residential Medium Density (RM), Residential High Density (RH), Public Institutional (PI), Service Trades District (STD), and Commercial (C). FISCAL IMPACT None RECOMMENDATION Staff recommended approval. At their December 8, 2022 Hearing the Little Rock Planning Commission by a vote of 7 for, 0 against, 3 absent, and 1 vacancy made a recommendation of approval. BACKGROUND A Land Use Plan Map amendment was approved late summer 2021 on the north side of Kanis Road at Panther Branch Drive. This change was from Residential Low Density (RL) to Commercial (C). As a result of the amendment, Staff with the Plans Committee of the Planning Commission began a review of the Kanis Road corridor in the vicinity of the approved change. Initially Staff reviewed the existing conditions – uses, zoning and development activity in the vicinity. A package of possible changes was presented to the Plans Committee. Based on discussions between staff and the Committee members changes to the package were made. 2 BACKGROUND CONTINUED The neighborhood contacts for association in the vicinity were identified as were the property owners of land included within potential change areas. Notices of the potential changes were sent to this group for comment. The only contacts received were informational after this initial notice. Based on this, Staff moved the package forward for hearing before the full Commission. Notices were resent to the same groups in the first week of November for the December Commission hearing. Change Area 1 is between Kanis Road and Chenal Parkway, east of Rock Creek. The change is from Suburban Office (SO) to Residential High Density (RH). There is an existing apartment complex (Fitzroy Chenal) on the land. The land is zoned as office with a conditional use permit for apartments. The proposed change reflects the exiting use and zoning which is not likely to change in the near or mid- term timeframe. Change Area 2 is between Kanis Road and Pride Valley Road, east of Rock Creek. The change is from Suburban Office (SO) to Service Trades District (STD). There is an existing mini-warehouse development on the land. The land is zoned with a Planned Commercial Development (PCD) for mini-warehouse use. The proposed change reflects the exiting use and zoning which is not likely to change in the near or mid-term timeframe. Change Area 3 is north or east of Kanis Road at Bakers Lane. The change is from Suburban Office (SO) and Residential Low Density (RL) to Public Institutional (PI). This area is made up of several tracts all owned by the same religious organization. There is a mix of zoning: PD-R (Planned Development Residential) for a mosque and school; PD-O (Planned Development Office) for a contractor’s office, R-2 (CUP) for a church; and R-2 Single Family. The southern half to two-thirds of the application area has been cleared with earthwork started for a new mosque and school. The previously approved office and church site is currently being used for the mosaic. The Land Use Plan Map change is consistence with the approved zonings of the land. The current use as well as the use under development are also consistent with the proposed Land Use classification. It is reasonable to assume that the quasi- public use developed and developing on the site will continue for the near and mid-term future. 3 BACKGROUND CONTINUED Change Area 5: Proposed change is from MX, Mixed Use to C, Commercial; The Majority of the area has been development as a retail center (Shackleford Crossing) with restaurants, main street type of development, several ‘large box’ retailers; and a street with several motel/hotels. The north approximately three-fourths of the land has been zoned PCD (Planned Commercial Development) District. With the southernmost section zoned to R-2 (Single Family District). This land is currently wooded and vacant. Most is active commercial use with a small amount of office use. This pattern is likely to continue for the short and mid-term. Therefore, a change to Commercial for the eastern edge as well as northern and southern portions of the overall development is most appropriate. Change Area 4 is southwest of Kanis Road and northwest of Cooper Orbit Road. The change is from Residential Low Density (RL) and Suburban Office (SO) to Residential Medium Density (RM). The land is currently undeveloped and wooded. The zoning is R-2, Single Family District. Within the general vicinity there are single-family detached and attached structures as well as apartment complexes. An area of Medium Density Residential (RM) with a density of from 6 to 12 units per acres would be about double that of single-family but well below the typical apartment development. This would allow for a different type of residential development as a housing option in the area. Change Area 5 is either side of Kanis Road north and south of the Panther Branch Drive intersection. The change is from Residential Low Density (RL) and Suburban Office (SO) to Commercial (C). The land is currently zoned R-2, Single Family District; MF6, Multifamily District 6-units per-acre; and PDC, Planned Development Commercial. Most of the R-2 zoned land is vacant or has ruins on it. There is at least one house still in use on this land. The C-3 land is undeveloped. One PDC is a pet grooming and boarding facility and the other is a recently approved mini- warehouse development. This is the future intersection of two Minor Arterials. This transportation change makes a land use change to a more intense use reasonable. Change Area 6 is at the southeast corner of Kanis Road and Panther Branch Drive. The change is from Suburban Office (SO) and Mixed Office Commercial (MOC) to Residential High Density (RH). The land is currently zoned PDR, 4 BACKGROUND CONTINUED Planned Development Residential and C-1, Neighborhood Commercial District. There is an existing apartment complex (McKenzie Park) on the site. The proposed change reflects the exiting use and zoning which is not likely to change in the near or mid-term timeframe. Change Area 7 is between Kirby and Asbury Roads, north of Kanis Road. The change is from Mixed Office Commercial (MOC) to Residential Medium Density (RM). The land is currently zoned R-2, Single Family. The western half has a Conditional Use Permit (CUP). An area of Medium Density Residential (RM) with a density of from 6 to 12 units per acres would be about double that of single- family but well below the typical apartment development. This would allow for a different type of residential development as a housing option. This area would also serve as a transition from more intense uses at the intersection of Kanis-Kirby-Cooper Orbit Roads and the single-family uses further to the north. Change Area 8 is either side of Woodlands Trail, south of Kanis Road. The change is from Mixed Office Commercial (MOC) and Suburban Office (SO) to Commercial (C). The land is zoned C-3, General Commercial District. The current use is wooded and undeveloped. The proposed change reflects the existing zoning and likely future use pattern which is not likely to change in the near or mid-term timeframe. Change Area 9 is southwest of the Cooper Orbit-Kanis Roads intersection. The change is from Mixed Office Commercial (MOC) to Residential Low Density (RL). The land is zoned PRD (Planned Residential Development) for the construction of a subdivision with attached housing and patio homes. The proposed change reflects the existing zoning and likely future use pattern which is not likely to change in the near or mid-term timeframe. Change Area 10 is east of Woodland Trails and south of Kanis Road. The change is from Mixed Office Commercial (MOC) and Suburban Office (SO) to Residential Low Density (RL). The land is zoned R-2, Single Family District. The proposed amendment reflects the existing zoning and likely future use pattern which is not likely to change in the near or mid-term timeframe. 5 BACKGROUND CONTINUED Change Area 11 is north of Cooper Orbit Road and northeast of Brodie Creek. The change is from Residential Low Density (RL) to Public Institutional (PI). Th land is zoned R-2, Single Family District. The land was developed as a religious retreat several decades ago and has been used as a rehabilitation center for several years. The proposed change reflects the existing use which is not likely to change in the near or mid-term timeframe. Notices were sent to the following neighborhood associations: Capitol Lakes POA, Governors Manor POA, Kanis Creek Neighborhood Association, Spring Valley Manor POA, Citizens of West Pulaski Association and Woodlands Edge POA. Each area neighborhood contact was notified of the review in August 2022. Staff received are several informational contacts from the association contacts. Twenty-four property owner contacts were identified for the possible change areas. An initial letter about possible changes was sent out to these property owners, August 19, 2022. Staff received no contacts as a result of this letter. A second contact was made, in early November 2022, to the same associations and property owners about the package and December hearing before the Planning Commission. Notice of this agenda item was also sent to all neighborhood contacts as part of the December Planning Commission notification.