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Home My WebLink AboutZ-6554-F Staff AnalysisFILE NO.: Z -6554-F NAME: Bowman Kanis Retail Center Rezoning LOCATION: Located on the Northwest corner of Kanis and Bowman Roads DEVELOPER: USA Drug c/o Collier Dickson Flake Partners 400 West Capitol, Suite 1200 Little Rock, AR 72202 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 13.09 Acres CURRENT ZONING: ALLOWED USES: PLANNING DISTRICT: -- 1^ TP A! -r_ NUMBER OF LOTS: 7 R-2, 0-3, C-3 FT. NEW STREET: 0 Single-family, Office and Commercial 18 — Ellis Mountain 42.10 VARIANCES/WAIVERS REQUESTED: SURROUNDING LAND USE AND ZONING North — Commercial; zoned C-3 South — Office, Commercial, Mini -warehouse; zoned C-3, PCD East — Commercial; zoned PCD West - Vacant; zoned POD FILE NO.: Z -6554-F (Cont. A. PUBLIC WORKS COMMENTS: 1. Kanis Road and Bowman Road are classified on the Master Street Plan as minor arterials. A dedication of right-of-way 45 feet from centerline will be required for each. At minor arterial intersections, an additional 10 feet of right-of-way measured from the centerline of the right-of-way, for a right turn lane shall be dedicated. This additional right-of-way shall normally be 250 feet in length measured from the intersecting right-of-way. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Bowman Road and Kanis Road. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a dedicated CATA Bus Route. C. PUBLIC NOTIFICATION: A As of this writing staff has received several informational phone calls from area residents. All owners of property located within 200 -feet of the site, the John Barrow Neighborhood Association and the Gibralter Heights/Point West/Timber Ridge Neighborhood Association were notified of the public hearing. LAND USE ELEMENT: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Community Shopping for this property. The applicant has applied for a rezoning from R-2, 0-3 and C-3 to C-3 and 0-3. The request does not require a change to the Land Use Plan. Master Street Plan: Kanis and Bowman Roads are both shown as Minor Arterials on the Master Street Plan. These streets may require dedication of right-of-way and may require street improvements. 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. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal states: "Aggressively use Planned Zoning Districts (PZD's) to influence more neighborhood -friendly and better quality developments." E FILE NO.: Z -6554-F Cont. E. STAFF ANALYSIS: USA Drug owns this 13.90 acre site located on the northwest corner of Kanis and Bowman Roads. The property is currently zoned C-3 (9.84 acres), 0-3 (1.18 acres) and R-2 (2.88 acres) and USA Drug is requesting to rezone the property to C-3, General Commercial District and 0-3, General Office District. The rezoning is proposed to allow the future development of the property with office and commercial uses. The property is currently undeveloped. The site was a plant nursery for a number of years but the business relocated and the building were removed two to three years ago. The hard corner of the property is relatively flat but west and north of the hard corner there is a significant topography change sloping upward. The property is located in an area of mixed zoning and extremely varied uses. The intensely commercial Chenal Parkway/Bowman Road intersection is directly north of the site. Uses in this area include a wide variety of retail commercial businesses such as Sam's, Wal-Mart, Garden Ridge and Best Buy. Across Bowman, at the northeast corner of Kanis and Bowman Road is a PCD, which has developed as an office/warehouse/retail center. The C-3 and PCD zoned properties to the south, contain a variety of uses including offices, office/warehouse and mini -warehouses. The area to the west of the site is vacant and currently zoned POD. The City's Future Land Use Plan designates this property as "Community Shopping". A Land Use Plan Amendment is not necessary for the rezoning of the site. Staff is supportive of the proposed rezoning request. The Community Shopping Land Use designation allows for shopping center development with one or more general merchandise stores. The property immediately west of the site is shown as MOC or Mixed Office Commercial which provides a mixture of office and commercial uses. The C-3 rezoning expands the existing commercial located at the intersection of the two arterials. The C-3 rezoning contains 1.31 acres (0-3 to C-3 — 1.18 acres and R-2 to C-3 - .13 acres) and the 0-3 rezoning contains 2.75 acres (R-2 to 0-3). Staff views the request as reasonable. Staff feels the rezoning of the limited commercial area and the western portion of the site to office allows the site to develop as indicated on the Land Use Plan and allows a transition or stepping down of intensity along Kanis Road transiting into the MOC property to the west. Staff feels the proposed rezoning of the property is appropriate and should have no adverse impact on the surrounding properties and the general area. F. STAFF RECOMMENDATIONS: Staff recommends approval of the requested rezoning from 0-3 to C-3 and from R-2 to 0-3 and C-3. 3 FILE NO.: Z-6554-F(Cont.) PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the requested rezoning from 0-3 to C-3 and from R-2 to 0-3 and C-3. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. M March 1, 2007 ITEM NO.- 8 FILE NO.: Z -0554-F NAME: Bowman Kanis Retail Center Rezoning LOCATION: Located on the Northwest corner of Kanis and Bowman Roads DEVELOPER: USA Drug c/o Collier Dickson Flake Partners 400 West Capitol, Suite 1200 Little Rock, AR 72202 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 13.09 Acres NUMBER OF LOTS: 7 FT. NEW STREET: 0 CURRENT ZONING: R-2, 0-3, C-3 ALLOWED USES: Single-family, Office and Commercial PLANNING DISTRICT: 18 — Ellis Mountain CENSUS TRACT: 42.10 VARIANCES/WAIVERS REQUESTED: SURROUNDING LAND USE AND ZONING North — Commercial; zoned C-3 South — Office, Commercial, Mini -warehouse; zoned C-3, PCD East — Commercial; zoned PCD West - Vacant; zoned POD March 1, 2007 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z -6554-F I1 tl PUBLIC WORKS COMMENTS: 1. Kanis Road and Bowman Road are classified on the Master Street Plan as minor arterials. A dedication of right-of-way 45 feet from centerline will be required for each. At minor arterial intersections, an additional 10 feet of right-of-way measured from the centerline of the right-of-way, for a right turn lane shall be dedicated. This additional right-of-way shall normally be 250 feet in length measured from the intersecting right-of-way. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Bowman Road and Kanis Road. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a dedicated CATA Bus Route. C. PUBLIC NOTIFICATION: As of this writing staff has received several informational phone calls from area residents. All owners of property located within 200 -feet of the site, the John Barrow Neighborhood Association and the Gibralter Heights/Point West/Timber Ridge Neighborhood Association were notified of the public hearing. D. LAND USE ELEMENT: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Community Shopping for this property. The applicant has applied for a rezoning from R-2, 0-3 and C-3 to C-3 and 0-3. The request does not require a change to the Land Use Plan. Master Street Plan: Kanis and Bowman Roads are both shown as Minor Arterials on the Master Street Plan. These streets may require dedication of right-of-way and may require street improvements. 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. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal states: "Aggressively use Planned Zoning 2 March 1, 2007 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: Z -6554-F Districts (PZD's) to influence more neighborhood -friendly and better quality developments." E. STAFF ANALYSIS: USA Drug owns this 13.90 acre site located on the northwest corner of Kanis and Bowman Roads. The property is currently zoned C-3 (9.84 acres), 0-3 (1.18 acres) and R-2 (2.88 acres) and USA Drug is requesting to rezone the property to C-3, General Commercial District and 0-3, General Office District. The rezoning is proposed to allow the future development of the property with office and commercial uses. The property is currently undeveloped. The site was a plant nursery for a number of years but the business relocated and the building were removed two to three years ago. The hard corner of the property is relatively flat but west and north of the hard corner there is a significant topography change sloping upward. The property is located in an area of mixed zoning and extremely varied uses. The intensely commercial Chenal Parkway/Bowman Road intersection is directly north of the site. Uses in this area include a wide variety of retail commercial businesses such as Sam's, Wal-Mart, Garden Ridge and Best Buy. Across Bowman, at the northeast corner of Kanis and Bowman Road is a PCD, which has developed as an office/warehouse/retail center. The C-3 and PCD zoned properties to the south; contain a variety of uses including offices, office/warehouse and mini -warehouses. The area to the west of the site is vacant and currently zoned POD. The City's Future Land Use Plan designates this property as "Community Shopping". A Land Use Plan Amendment is not necessary for the rezoning of the site. Staff is supportive of the proposed rezoning request. The Community Shopping Land Use designation allows for shopping center development with one or more general merchandise stores. The property immediately west of the site is shown as MOC or Mixed Office Commercial which provides a mixture of office and commercial uses. The C-3 rezoning expands the existing commercial located at the intersection of the two arterials. The C-3 rezoning contains 1.31 acres (0-3 to C-3 — 1.18 acres and R-2 to C-3 - .13 acres) and the 0-3 rezoning contains 2.75 acres (R-2 to 0-3). Staff views the request as reasonable. Staff feels the rezoning of the limited commercial area and the western portion of the site to office allows the site to develop as indicated on the Land Use Plan and allows a transition or stepping down of intensity along Kanis Road transiting into the MOC property to the west. Staff feels the proposed rezoning of the property is appropriate and should have no adverse impact on the surrounding properties and the general area. 3 March 1, 2007 SUBDIVISION ITEM NO.. 8 Cont. FILE NO.: Z -6554-F F. STAFF RECOMMENDATIONS: Staff recommends approval of the requested rezoning from 0-3 to C-3 and from R-2 to 0-3 and C-3. PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the requested rezoning from 0-3 to C-3 and from R-2 to 0-3 and C-3. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. CI