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HomeMy WebLinkAboutZ-4807-D Staff AnalysisE P AMLr ME T NAME: City Land Use Plan Amendment - Chenal District LOCATION: North of Rock Creek REQUEST: Modification of the Land Use Pattern SOURCE: Landowner STAFF REPORT: The City Planning Staff was asked to review the Land Use Plan in an area north and south of Chenal in the Kirk Road area. The property owner was asking for further intensification of land uses. South of Chenal to Mixed office and Commercial (removal of last Multifamily) and office to the north with Single Family changed to Multifamily at the West Loop. Staff agreed to look at the Plan and meet with representatives of the owner. Staff could not limit the review to one ownership and requested that representation of Chenal also meet with Staff to discuss possible land use plan changes. After review of the area and having met with the two major owners affected, Staff does believe some intensification is justified as well as some reconfiguration. There is basic agreement on a plan amendment, however, in order to get agreement on the overall package some additional time is needed. Staff will brief the Commission on most of the changes, but final action cannot occur until early 1996. STAFF RFC0MMENDATION: Deferral PLANNING COMMISSION ACTION: ( NOVEMBER 28, 19 9 5 ) Walter Malone, Planner II, indicated that the property owners and Staff were close to agreement but had not reached an accord yet. However, Staff still wanted to review the changings and the area under consideration. Mr. Malone reviewed the physical area where the amendments will be considered and generally what type of changes are being considered. By unanimous vote the item was deferred to January 16, 1996. 11 1 Yz! 1 1' ■ STAFF IIPDATE: (DECEMBER 1995) The owners still have not provided Staff with information on their property. Therefore, Staff would recommend a deferral for 12 weeks giving the owners the right to call the issue up soon if necessary. PLANNIN Comm I N A TION: (JANUARY 16, 1996) Staff informed the Commission that a rezoning case had been filed for the February 13 hearing. Due to a lack of input by one property owner and the other's desire to proceed, Staff recommends deferral to the February 13 hearing so as not to adversely affect the property owner. By unanimous vote the item was deferred to February 13, 1996. ri FF UPDATE: (JANUARY 18, 1996) As stated previously, Staff began a review of the Kirk Road area at the request of a property owner to amend the adopted Plan. Several areas to the west and north were identified as locations needing a revision due to zoning and/or development activity. The adopted Plan calls for Neighborhood Commercial at the Kanis/Chenal Parkway intersection west of Kirk Road. However, the area zoned is larger than a typical "Neighborhood Commercial", zoned 11C-3" General Commercial and located at a major intersection. These factors make it unlikely that "neighborhood commercial" will develop here. A better classification would be Commercial. The northwest corner of Chenal Parkway with the proposed West Loop likewise is shown for Neighborhood Commercial. Again the area is too large: it is zoned "C-3" General Commercial and located at a major intersection. The actual development is more likely to be Commercial without a neighborhood origination. A Commercial classification more accurately reflects expected development. Along the east side of the proposed West Loop, between Chenal Parkway and Kanis Roads, a large Public Institutional use area is identified. The site was to be a senior/junior high magnet school site. The school districts have not been using the City's plans to locate sites but rather have done their own site selection. While the location is a good one for that type of school, the Plan should not show the use. The area should instead be shown for Single Family use. Two areas of office use are proposed. Both are expansions of the large office area between Kirk Road and Chenal Parkway. In both cases the areas are already zoned for office use and in one case development has begun. K E P AME KENT n . A Public Use area is added at Shinall Mountain, east of Chenal Parkway. This is the site of a new church. While a larger Public use area is removed to the southeast, down the ridge. This site had been proposed for an Education Park in 1986. This use never materialized. The area is zoned for Single Family and the owner has expressed the desire to develop it for single family use. Thus a more realistic use would be single family. The City Service Center site has been just north of Chenal Parkway on the east side of the West Loop. However the site has been relocated to the north - from Pebble Beach north on the west side of the West Loop. This relocation will change an area of Multifamily to Public Use north of Pebble Beach, and Public Use to office north of Chenal Parkway. To the northwest of the area proposed as an Educational Park (changed to Single Family), is an area of Single Family proposed to be Low Density Multifamily. This is the location of a collector - collector intersection and there have been discussion of a park site nearby. Approximately half of the area is already zoned MF -6. At the proposed intersection of the West Loop and Wellington village, a Neighborhood Commercial area, is shown and some office. The Plan had proposed Single Family and Public Institutional use. However, the City had previously approved a Neighborhood Commercial area at the intersection of these two roads through a zoning action. This commercial area is moved to the southwest, since the intersection has been moved. To the west, a Public Use area is changed for office use and a small amount of Multifamily is proposed for to the area south of the office use. STAFF RECOMMENDATION: Approval PLANNING C MMI ION ACTION: (FEBRUARY 13, 1996) Item was placed on the Consent Agenda for deferral to March 28, 1996. By unanimous vote of (7 ayes, 0 noes) the item was deferred. PLANNING COMMISSION ACTION: (MARCH 28, 1996) The item was placed on the Consent Agenda for approval. By unanimous vote (8 for, 0 noes, 2 absent and 1 vacant) the item was approved. 3 ORDINANCE NO. AN ORDINANCE TO AMEND THE CITY LAND USE PLAN (16,222) IN THE CHENAL DISTRICT, NORTH OF KANIS AND GENERALLY EAST OF CHENAL PARKWAY, FROM VARIOUS LAND USES TO VARIOUS LAND USES AND FOR OTHER MATTERS. WHEREAS, the Planning Staff after review of the area believes it is appropriate to modify the Plan; and, WHEREAS, the Planning Commission after public hearing on the issue recommends the Plan be modified. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS. SECTION 1. An area either side of Chenal Parkway, north of Kanis Road is changed from Neighborhood Commercial to Commercial. SECTION 2. An area south of Rock Creek and east of the proposed West Loop is changed from Public Institutional to Single Family. SECTION 3. At the northwest corner of Chenal Parkway and the West Loop an area of Community Shopping is changed to Commercial. SECTION 4. An area at the southeast corner of Chenal Parkway with Taylor Loop West extension is changed from Single Family to Public Institutional. SECTION 5. Two areas south of the West Loop, east of Chenal Parkway and west of Wellington are changed from Public Institutional, Park/Open Space and Multifamily to Office. SECTION 6. Two areas either side of Wellington, south of the West Loop are changed from Single Family and Public Institutional to Multifamily. SECTION 7. An area east of Kirk Road, west of Wellington is changed from Multifamily to Office. SECTION 8. An area south of the West Loop at the intersection with Wellington is changed from Single Family to Neighborhood Commercial. SECTION 9. An area south of West Loop, west of Wellington is changed from Single Family to Office. SECTION 10. A large area west of the West Loop along the Shinall Mountain ridge line is changed from Public Institutional to Single Family. --- _ - - - SECTION 11. An area west of the West Loop generally from Pebble Beach to the Beckingham intersection is changed from Public Institutional to Park/Open Space. SECTION 12. An area west of the West Loop and east of the area described in Section 11 is changed from Public Institutional to Multifamily. SECTION 13. An area at the intersection of Taylor Loop West extension and an unnamed collector is changed from Park/Open Space and Single Family to Low Density Multifamily. SECTION 14. An area at the northeast corner of Taylor Loop West extension and an unnamed collector is changed from Single Family to Park/Open Space. SECTION 15. The Plan Map is amended as shown on the attached sketch Map. PASSED: ATTEST: City Clerk APPROVED: Mayor