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HomeMy WebLinkAboutZ-7435-A Staff AnalysisMay 6, 2004 ITEM NO.: C Owner: Applicant: Location: Area: Request: Purpose: Existing Use: FILE NO.: Z -7435-A Kanis Road Carwash LLC White-Daters and Associates 15823 Kanis Road (west side of Kanis Road, 600 feet south of Chenal Parkway) 1.035 acres Rezoning from PCD to C-3 Future general commercial development Vacant single family residence SURROUNDING LAND USE AND ZONING North — Kroger Store development; zoned PCD South — Plant nursery and undeveloped property; zoned PCD and R-2 East — Creek and undeveloped property; zoned R-2 West — Lumber yard and undeveloped property (across Kanis Road); zoned PCD and C-3 A. PUBLIC WORKS COMMENTS: 1. Plans show Kanis Road right-of-way to be 30' from centerline at this location, which meets the requirements for a Collector Street. 2. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 - foot wide access easement is required adjacent to the floodway boundary. 3. A special Grading Permit for Flood Hazard Areas will be required per Sec. 8-283 prior to construction. 4. With site development plans, construct one-half street improvements to this street including 5 -foot sidewalk. May 6, 2004 ITEM NO.: C(Cont.)FILE NO.: Z -7435-A B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. C. PUBLIC NOTIFICATION: All property owners located within 200 feet of the site, all residents within 300 feet who could be identified, and the Parkway Place and St. Charles Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial and Park/Open Space for this property. The applicant has applied for C-3 General Commercial for commercial development. A land use plan amendment for a change to Commercial is a separate item on this agenda. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. E. STAFF ANALYSIS: On October 7, 2003, the Board of Directors passed Ordinance No. 18,951 which rezoned the 1.035 acre property at 15823 Kanis Road from "R-2" Single Family District to "PCD" Planned Commercial Development. The PCD was approved for an automated car wash development. The approved site plan included a single building (double bay automatic car wash) with five (5) vacuum stations. A single access point from Kanis Road was shown at the southeast corner of the property. Kanis Road Carwash LLC, owner of the property at 15823 Kanis Road, is requesting to rezone the property from PCD to "C-3" General Commercial District. The rezoning is proposed to allow future commercial development of the property. A one-story brick and frame single family residence is currently located on the property. There is a gravel driveway from Kanis Road which serves as access. May 6, 2004 ITEM NO.: C (Cont.) FILE NO.: Z -7435-A The Kroger Store development (PCD) is located to the north, at the southwest corner of Kanis Road and Chenal Parkway. There is a plant nursery (PCD) and undeveloped R-2 zoned property to the south. A creek and additional undeveloped R-2 zoned property is located to the west. The One Source Home Center (PCD), undeveloped C-3 property and the old Kinco Construction Co. property are located to the east across Kanis Road. There is a church and car dealership located further to the north, along the north side of Chenal Parkway. The City's Future Land Use Plan designates this property as Mixed Office Commercial and Park/Open Space. The applicant has filed a Land Use Plan Amendment for a change to Commercial, which is Item 4 on this agenda. Staff is not supportive of the requested C-3 zoning. The property is part of a large block of MOC (Mixed Office Commercial) at the southwest corner of Kanis Road and Chenal Parkway, with Park/Open Space to the south and single family further south. MOC requires a Planned Zoning Development for mixed office/commercial and commercial developments. The Planned Zoning Development rezoning process has been utilized for the vast majority of recent developments in this general area (Kroger, One Source, plant nursery, car dealerships, etc.). Staff believes that it would be most appropriate to utilize the Planned Zoning Development process for future development of this property, given its small size and relation to the creek. F. STAFF RECOMMENDATION: Staff recommends denial of the requested C-3 rezoning. PLANNING COMMISSION ACTION: (MARCH 25, 2004) The applicant was not present. Staff suggested deferring the application to the May 6, 2004 Agenda. A motion to that effect was made. The motion passed by a vote of 7 ayes, 1 nay and 3 absent. The application was deferred to the May 6, 2004 Agenda. PLANNING COMMISSION ACTION: (MAY 6, 2004) Staff informed the Commission that the applicant submitted a letter requesting that the application be withdrawn. Staff supported the withdrawal request. 3 May 6, 2004 ITEM NO.: C (Cont.) FILE NO.: _ Z -7435-A The Chairman placed the item before the Commission for inclusion within the Consent Agenda for withdrawal. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. The application was withdrawn. 4 March 25, 2004 ITEM NO.: 4.1 FILE NO.: Z-7 35-A Owner: Kanis Road Carwash LLC Applicant: White-Daters and Associates Location: 15823 Kanis Road (west side of Kanis Road, 600 feet south of Chenal Parkway) Area: 1.035 acres Request: Rezoning from PCD to C-3 Purpose: Future general commercial development Existing Use: Vacant single family residence SURROUNDING LAND USE AND ZONING North — Kroger Store development; zoned PCD South — Plant nursery and undeveloped property; zoned PCD and R-2 East — Creek and undeveloped property; zoned R-2 West — Lumber yard and undeveloped property (across Kanis Road); zoned PCD and C-3 A. PUBLIC WORKS COMMENTS: 1. Plans show Kanis Road right-of-way to be 30' from centerline at this location, which meets the requirements for a Collector Street. 2. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 - foot wide access easement is required adjacent to the floodway boundary. 3. A special Grading Permit for Flood Hazard Areas will be required per Sec. 8-283 prior to construction. 4. With site development plans, construct one-half street improvements to this street including 5 -foot sidewalk. March 25, 2004 ITEM NO.: 4.1 (Go B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. C. PUBLIC NOTIFICATION: FILE NO.: Z -7435-A All property owners located within 200 feet of the site, all residents within 300 feet who could be identified, and the Parkway Place and St. Charles Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: E. This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial and Park/Open Space for this property. The applicant has applied for C-3 General Commercial for commercial development. A land use plan amendment for a change to Commercial is a separate item on this agenda. Git Recd nixed Nei hborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. STAFF ANALYSIS: On October 7, 2003, the Board of Directors passed Ordinance No. 18,951 which rezoned the 1.035 acre property at 15823 Kanis Road from "R-2" Single Family District to "PCD" Planned Commercial Development. The PCD was approved for an automated car wash development. The approved site plan included a single building (double bay automatic car wash) with five (5) vacuum stations. A single access point from Kanis Road was shown at the southeast corner of the property. Kanis Road Carwash LLC, owner of the property at 15823 Kanis Road, is requesting to rezone the property from PCD to "C-3" General Commercial District. The rezoning is proposed to allow future commercial development of the property. A one-story brick and frame single family residence is currently located on the property. There is a gravel driveway from Kanis Road which serves as access. 2 March 25, 2004 ITEM NO.: 4.1 (Cont.) FILE NO.: Z -7435-A The Kroger Store development (PCD) is located to the north, at the southwest corner of Kanis Road and Chenal Parkway. There is a plant nursery (PCD) and undeveloped R-2 zoned property to the south. A creek and additional undeveloped R-2 zoned property is located to the west. The One Source Home Center (PCD), undeveloped C-3 property and the old Kinco Construction Co. property are located to the east across Kanis Road. There is a church and car dealership located further to the north, along the north side of Chenal Parkway. The City's Future Land Use Plan designates this property as Mixed Office Commercial and Park/Open Space. The applicant has filed a Land Use Plan Amendment for a change to Commercial, which is Item 4 on this agenda. Staff is not supportive of the requested C-3 zoning. The property is part of a large block of MOC (Mixed Office Commercial) at the southwest corner of Kanis Road and Chenal Parkway, with Park/Open Space to the south and single family further south. MOC requires a Planned Zoning Development for mixed office/commercial and commercial developments. The Planned Zoning Development rezoning process has been utilized for the vast majority of recent developments in this general area (Kroger, One Source, plant nursery, car dealerships, etc.). Staff believes that it would be most appropriate to utilize the Planned Zoning Development process for future development of this property, given its small size and relation to the creek. F. STAFF RECOMMENDATION: Staff recommends denial of the requested C-3 rezoning. PLANNING COMMISSION ACTION: (MARCH 25, 2004) The applicant was not present. Staff suggested deferring the application to the May 6, 2004 Agenda. A motion to that effect was made. The motion passed by a vote of 7 ayes, 1 nay and 3 absent. The application was deferred to the May 6, 2004 Agenda. 3 March 25, 2004 ITEM NO.: 4 FILE NO.: LU04-18-02 Name: Land Use Plan Amendment - Ellis Mountain Planning District Location: West side of Kanis Road south of Chenal Parkway Request: Mixed Office Commercial and Park / Open Space to Commercial Source: Joe White, White - Daters & Associates PROPOSAL / REQUEST: This request is a Land Use Plan amendment in the Ellis Mountain Planning District from Mixed Office Commercial and Park / Open Space to Commercial. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant wishes to develop the property for general commercial uses. Staff is not expanding the application since the property along Kanis Road north of Rock Creek is already available for retail development. EXISTING LAND USE AND ZONING: The property is a house currently zoned Planned Commercial Development and is 1.04 acres t in size. The property to the west and north is a Planned Commercial Development for a Shopping Center. The property to the northeast is vacant land zoned C-3 General Commercial on the southeast corner of Chenal Parkway and Kanis Road. The property across the street to the east is a PCD for a big box retail development with a lumberyard in the back of the property. The vacant land to the south is zoned R-2. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On January 20, 2004 a change was made from Office to Mixed Use on Rahling Road and Champlin Road about 1 mile north of the property in question to accommodate proposed development. On June 17, 2003 multiple changes were made from Single Family and Office to Multifamily and Low Density Residential on the south side of Rahling Road north of Chenal Parkway within a 1 mile radius to the north of the study area to accommodate proposed development. March 25, 2004 ITEM NO.: 4 (Cont.) FILE NO.: LU04-18-02 On July 3, 2001, a change was made from Low Density Residential, Mixed Office Commercial, and Neighborhood Commercial to Single Family in an area bounded by Bowman Road, Panther Creek, Cooper Orbit Road, and Brodie Creek starting about 1 mile southeast of the applicant's property to recognize existing conditions. On April 17, 2001 multiple changes were made from Single Family, Multifamily, and Park / Open Space to Community Shopping on Chenal Parkway at Rahling Road starting about 1 mile northwest of the amendment area to accommodate proposed development. The applicant's property is shown as Mixed Office Commercial and Park / Open Space on the Future Land Use plan. The land to the west and north is also shown as Mixed Office Commercial. The land across the street to the east is shown as Commercial. To the south, the land within the 100 year flood plain of Rock Creek is shown as Park / Open Space, while the land south of the creek is shown as Single Family. MASTER STREET PLAN: Kanis Road is shown on the Master Street Plan as a Collector and is built as a rural two-lane road and will be subject to half street improvements. To the southeast, the Master Street Plan shows a Proposed Minor Arterial, which will reroute Kanis Road to intersect with Chenal Parkway at Wellington Hills Road. A Class I Bikeway is shown along Chenal Parkway but will not be affected by this amendment. PARKS: The Little Rock Parks and Recreation Master Plan of 2001 show a Potential Greenbelt along the flood plain of Rock Creek. Development of the study area will need to respect the integrity of the drainage system located in the 100 -year flood plain of the creek as well as the integrity of the Potential Greenbelt shown in the plan. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. 7 March 25, 2004 ITEM NO.: 4 Cont. FILE NO.: LU04-18-02 ANALYSIS: The proposed change, along with vacant areas shown as Commercial, and the possibility of commercial development in vacant areas shown as Mixed Office Commercial would expand the corridor of commercial development already shown along Chenal Parkway from the intersection of Wellington Hills Road to the western intersection of Kanis Road west of Kirk Road by adding new land to the south along Kanis Road. The change would result in an increase of intensity for non-residential uses located along Kanis Road south of Chenal Parkway. Although land shown as Commercial is located across the street to the east, the property to the east is primarily accessed and oriented towards Chenal Parkway. This change would expand the area available for commercial development but would eliminate the possibility for office development, which would be more in character with current developments fronting Kanis Road. The primary purpose of the areas shown as Park / Open Space next to the applicant's property is to protect the integrity of Rock Creek. The strip of PK/OS shown along the banks of Rock Creek provides a buffer between the more intense uses north of Rock Creek from the less intense uses to the south. Development of the applicant's property would need to be done in a manner that would minimize any run-off towards Rock Creek with the goal of preserving the ecological and hydrological integrity of Rock Creek. The area shown as MOC allows for a mixture of Office and Commercial uses to occur subject to the requirement of a Planned Zoning District. The area shown as MOC along Chenal Parkway is intended to provide a review process, which would allow development to occur in a manner that would respect the environmental integrity of Rock Creek along Chenal Parkway. The area shown as MOC at this location works in conjunction with areas located further to the east shown as Suburban Office, which also requires the use of PZD's for non- residential development, provides a uniform review process to enhance the aesthetic quality of development along Chenal Parkway while protecting the integrity of nearby residential areas. The areas shown as Commercial in the vicinity of the applicant fronting Chenal Parkway are accessed from a Principal Arterial in contrast to the applicant's property on Kanis Road, which front a Collector Street. A change to Commercial would remove the requirement of a PZD for developments zoned for commercial uses and would create an area shown as Commercial fronting a Collector Street. NEIGHBORHOOD COMMENTS; Notices were sent to the following neighborhood associations: Gibraltar/Pt. WestlTimber Ridge, Parkway Place Property Owners Association, Spring Valley Manor Property Owners Association, Carriage Creek Property Owners 3 March 25, 2004 ITEM NO.: 4 Cont. FILE NO.: LU04-18-02 Association, St. Charles Property Owners Association, SW Little Rock UP, and WCLR Coalition of Neighborhoods. Staff has not received any comments from area residents or neighborhood associations. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. This change would introduce a use fronting Kanis Road that is inconsistent with the current pattern of development along Kanis Road. 12