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HomeMy WebLinkAboutZ-4423-B Staff AnalysisJune 2, 1992 ITEM NO.: 5 Title: Land Use Plan Amendment to the Rock Creek and I-430 District Plans Source: Request of Owners and Zoning Actions Request: To change residential and office areas to higher uses. Location: Either side of Bowman from Birchwood to Cherry Laurel STAFF REPORT: There are several different requests and actions in the area south of Kanis to north of Chenal Parkway, along Bowman, which have been combined into one review and suggested amendment. Beginning in the south, in the Point West and Cherry Creek Subdivisions areas of "LMF" (Low Density Multifamily and Multifamily) have and are being developed as Single Family. Therefore, change No. 1 is from IMF and MF, in the subdivision mentioned above. Change No. 2 is also south of Kanis Road, a recent mini -warehouse was approved in this location. The density (far) met Transition Zone (TZ) requirements; therefore, the MF and Neighborhood Commercial (NC) southwest of the Bowman and Kanis Intersection is proposed to change to TZ. (This use was believed to be needed in the area and at this density should not prove to be a negative on the street system or surrounding uses.) Note an Open Space (OS) strip is proposed between the mini -warehouse development (TZ) an adjacent single family. Change No. 3 is between Kanis and Chenal, west of Bowman Road. The current plan shows Commercial (C) at Kanis (undeveloped (or zoned) or PCD) with MF north to Chenal Parkway. The City has tried to hold the area south of Chenal for residential uses partially to break up the use pattern - prevent strip commercial along the Parkway, and partially, due to the large amount of commercial and office zoning already in the general area. It is important not to create another Birchwood scenario with the Point West Phase I Subdivision. Therefore, careful review of developments around the existing single family is important. If the area is not to develop low density residential, site plan review and preferably planned unit 1 June 2, 1992 ITEM NO.• 5 Cont. development review should be required to protect the existing subdivisions. In addition, Chenal Parkway is an expressway/principal arterial, its primate use is to move cars, not provide access to adjacent land - adjacent must be limited or prevented. Note, if development continues to the West, traffic volumes on Chenal Parkway (in this area) will be higher than Cantrell or University, up to 40,000 a day and grade separations have been discussed. Staff is recommending a change to Mixed Office Commercial (MOC). It is important that it not be strip commercial or strip center development, along the Parkway for the above reasons. However, due to the development pattern to the east and north, some office and limited commercial uses appear reasonable. Change No. 4 is the southeast corner of Bowman and the Parkway from Mixed Residential to MOC. This is due in part to a request from some of the owners for a higher use. It is recommended that the areas access continue to be from Pilgrim, Hermitage and Bowman, not the Parkway. Therefore, small office development would seem appropriate, with some limited support commercial. The fourth change is the northeast corner of the Parkway with Bowman. The area is currently shown for Office (0). As a result of the development west of Bowman, some of the property owners have requested the "MOC" classification. Staff still favors office development due to concerns about Birchwood and traffic. However, a larger mixed development could"provide better controls on access and impacts of surrounding areas. Staff could not support commercial on this single family platted lots due to concerns about strip development impacts on the roads and surrounding development. STAFF RECOMMENDATION: Approval PLANNING COMMISSION ACTION: (JUNE 2, 1992) (Items No. 1 and 5 were discussed together; the propose plan amendment, Item No. 5, was addressed first.) Jim Moses, the applicant was present. There were approxi- mately thirty individuals in attendance and one was opposed to the proposed rezoning. 2 June 2, 1992 ITEM NO.: 5 Cont Jim Lawson, Director of Neighborhoods and Planning, addressed the effort that went into the plan amendment. Mr. Lawson said that the staff decided to study the Bowman/Chenal Parkway intersection based on new information and projected traffic counts for the area. Ron Newman, Planning Manager, discussed the land use plan and said the plan amendment covers an area along Bowman from Kanis Road to north of the Chenal Parkway. Mr. Newman explained the proposed changes in detail, starting at Kanis and moving northward. He indicated that staff was recommending mixed office and commercial for the Chenal/Bowman intersection. Mr. Newman then answered some questions. Jim Lawson reviewed an aerial photo of the area and then proceeded to discuss the C-3 request (Item No.l). Mr. Lawson said that staff now supported the rezoning because the applicant has agreed to a number of conditions which makes the application similar to a PUD. Mr. Lawson then reviewed the conditions as outlined in his May 29, 1992 letter to Jim Moses. Some of the conditions included: 50 foot OS strip on the west side 25 foot landscape area adjacent the OS A total of 5 outparcels 5 curbcuts Right -of -Way dedication - 20 feet on Bowman Road and some at the intersection of Bowman and Chenal Parkway Landscaping areas along Chenal Parkway and Bowman No site work until the building permits are issued. Mr. Lawson said that all of the conditions would be made part of the C-3 Rezoning Ordinance. He stated that the request was very close to a PUD. However, there was no design or site plan. Mr. Lawson said that the homes to the west would not be impacted because they were 20 feet higher than the site. There was a long discussion about various issues and several questions were asked of Mr. Lawson. Jim Moses said that the developers would deliver a quality product, and things were being done the right way. Mr. Moses went on to say that the location was very important and there were very few sites that work in West C June 2, 1992 ITEM NO.: 5 Cont. Little Rock. He also indicated the site before the Commission was the only good one. Mr. Moses said the intersection was a natural commercial node because of the traffic and then proceeded to describe the surrounding area. Mr. Moses told the Commission that they worked with the staff and the development could live with the conditions as described by Mr. Lawson. He also said that meetings were held with the neighborhoods to the east and west. Mr. Moses said the project would be a quality development and would fit into the area. He then stated that C-3 was needed to be in place because a PUD or C-2 would prolong the process. Mr. Moses told the Commission that the restrictions were similar to a PCD. He then requested a variance reducing the landscape strip along the Chenal Parkway from 60 feet to 40 feet. Mr. Moses concluded by answering some questions and said the site would be lowered from 510 feet to 490 feet by relocating dirt on the property. Mr. Moses also added that a large user usually has a floor to ceiling height of 20 to 25 feet. Bob Brown, City's Plan Specialist, responded to the variance request on the Chenal Parkway and said he was comfortable with reducing the buffer to 40 feet. Mr. Lawson answered some questions about the landscape strip. Jim Moses agreed to dedicating the necessary right-of-way and adding a full lane on the Chenal Parkway. Mr. Moses then responded to several questions. He said that the proposed building would be approximately 200 to 300 feet from the edge of the property, so there would be a large area for staging trash pickup. Mr. Moses also said that he was unsure of the exact location for the mechanical equipment. However, they are sensitive to the issue and it would be done in a tasteful way. Mary Laurie, a resident on Pilgrim Road, submitted a petition in support of the land use change and rezoning. Ms. Laurie provided some background on the previous commercial rezoning attempt in 1986, and said there was strong opposition because the area had not been impacted by the parkway. She told the Commission that a lot has changed and she was living by one of the busiest intersections in the city. Ms. Laurie then asked the Commission to modify the plan and rezone the property. Tim Irby expressed some opposition and said that he was concerned with the Chenal Parkway was a great road maintain one east -west quarter that traffic movement. 4 to the proposed rezoning traffic. Mr. Irby said and there was a need to would not slow down June 2, 199-2 ITEM NO.: 5 Cont. Jim Fram, representing the Chamber of Commerce, read a resolution from the chamber's Board of Directors in strong support of the rezoning. Jim Charles supported the C-3 request and discussed the widening of Bowman Road. Mr. Charles asked the Commission to change the plan for the entire intersection. John Brooks said he built his house on Bowman in 1958 and many things have changed over the last year. Mr. Brooks described the area and said traffic was a problem. He said the area was no longer desirable for residential use and supports the C-3. Bill Vancuren, a resident to the west, said he prefers commercial to other uses and favors the C-3. Bill Gunn spoke in support of the plan change and the rezoning. Richard Stephens, a resident at the northeast corner of the Chenal Parkway and Bowman, said traffic was bad and supports the plan change in rezoning. Charles Lord and Charles Dunlap filled out cards, but did not speak. There was a long discussion about a number of the issues. Jim Lawson responded to comments and said the rezoning should only have a minimal impact on the parkway and other arterials. Mr. Lawson told the Commission that circumstances do change in an area, and when reviewing the plan, the staff looked at the entire intersection. Jim Moses spoke again and said that he favored the language that says if there ever was a variation in the plan, the issue would have to go back to the Commission. Stephen Giles, City Attorney's Office, said the conditions would be in the reclassification ordinance. A motion was made to recommend approval of land use plan amendment. The vote was 9 ayes, 1 nay, 0 absent and 1 abstention (Ramsay Ball). A second motion was made to recommend approval of the C-3 rezoning with the conditions in the May 29, 1992 letter from Jim Lawson to Jim Moses be made a part of the rezoning ordinance. The motion passed by a vote of 10 ayes, 0 nays, 0 absent and 1 abstention (Ramsay Ball). (A copy of the May 29, 1992 letter is attached.) 5