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HomeMy WebLinkAboutZ-7550 Staff AnalysisFILE NO.: Z-7550 Owner: Deltic Timber Corporation Applicant: White-Daters and Associates Location: North side of Kanis Road, approximately 0.45 mile west of Chenal Parkway (at Edswood Road) Area: 43.7 acres Request: Rezone from R-2, MF -18, MF -24 and PD -O to C-3 Purpose: Future Commercial Development Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North — Undeveloped property; zoned PCD and C-2 South — Single family residences and undeveloped property (across Kanis Road); zoned R-2 and C-3 East — Undeveloped property and an animal clinic; zoned R-2 West — Single family residence, undeveloped property and two commercial buildings; zoned R-2 and C-3 A. PUBLIC WORKS COMMENTS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. Note: The zoning plan labels this as Denny Road. 2. The Rahling Road extension is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way of 55 feet each side of centerline will be required. 3. Dedication of right-of-way for the Champagnolle Drive extension is required. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA bus route. FILE NO.: Z-7550 (Cont.) C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site and all residents located within 300 feet who could be identified were notified of the public hearing. There was no nearby established neighborhood association to notify. D. LAND USE ELEMENT: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for C-3 General Commercial zoning for new retail development. The request does not require a change to the Land Use Plan. 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: Deltic Timber Corporation, owner of the 43.7 acres along and north of Kanis Road at Edswood Road, is requesting to rezone the property from R-2, MF -18, MF -24 and PD -0 to "C-3" General Commercial. The rezoning is requested for future commercial development. The majority of the property is zoned multifamily (MF -18 and MF -24). A portion of the property is zoned PD -0 and was a future phase of the GMAC office development at the corner of Chenal Parkway and LaGrande Drive. The 43.7 acre property is currently undeveloped and partially tree - covered. The property has varying degrees of slope. The general area contains a mixture of zoning and uses, with a large amount of undeveloped property. The property north of the proposed rezoning is undeveloped and zoned PCD and C-2. There are single family homes on large tracts and undeveloped C-3 zoned property to the south across Kanis Road. There is undeveloped R-2 zoned property and an animal clinic to the east, with single family homes further east. There is a single family residence, undeveloped property and two (2) commercial buildings to the west along the north side of Kanis Road. The City's Future Land Use Plan designates the property on the north side of Kanis Road at Edswood Road as Commercial. The requested C-3 zoning does not require a change to the Land Use Plan. 01, FILE NO.: Z-7550 (Cont. Staff is not supportive of the rezoning to C-3 as proposed by the applicant. The City's Master Street Plan shows Rahling Road (west loop) crossing Chenal Parkway, running through the center of this property and intersecting with Kanis Road, aligning with Edswood Road. This will create a principal arterial (Rahling Road) /minor arterial (Kanis Road) intersection. Therefore, staff could support the rezoning of the south 8.17 acres which fronts on Kanis Road from MF -24 and R-2 to C-3. Staff believes C-3 zoning will be appropriate at this future intersection of two (2) arterial streets. However, staff feels that the rezoning of the remaining north 35 acres is premature at this time. Staff feels that a rezoning of the larger portion should be addressed at a later date, when development of this area is eminent. F. STAFF RECOMMENDATION: Staff recommends denial of the requested C-3 zoning. PLANNING COMMISSION ACTION: (DECEMBER 18, 2003) Jack McCray was present, representing the application. There was one (1) person present in opposition. Staff noted that the applicant had revised the rezoning application to remove the north 35t acres from the agenda and proposed only to rezone the south 8.17 acres which fronts on Kanis Road. Staff recommended approval of the revised application. Jack McCray addressed the Commission in support of the application. He described the future intersection of Rahling Road and Kanis Road. Randy Wright addressed the Commission in opposition. He stated that he was speaking for neighbors in the area. He described past rezoning attempts to C-3 west and south of this property. He explained that Kanis and Edswood were currently narrow streets. He stated that he was not opposed to growth in the area, but opposed blanket C-3 zoning. He stated that he would be glad to work with the developer with respect to a specific commercial development plan. Commissioner Adcock asked Mr. Wright what his vision for the area was. Mr. Wright explained that he would like not to have large developments and explained. There was a brief discussion of this issue. Mr. Wright noted that he had a petition in opposition. Mr. McCray noted that this was the first time Deltic Timber had asked to rezone this property. He explained that the City's Master Street Plan calls for a principal arterial (Rahling Road) to go through this property and intersect with Kanis Road. He further explained that a quality development would be planned for the property, especially given the cost of the Rahling Road construction. 3 FILE NO.: Z-7550 (Cont. Commissioner Adcock asked Mr. McCray what he envisioned for the property. He noted that the he would like a quality commercial retail development. Commissioner Adcock expressed concern with someone else developing the property after it is rezoned. Mr. McCray explained that the property falls under the development covenants of the Chenal area (Deltic Timber property). There was a motion to approve the application as revised and recommended by staff. The motion passed by a vote of 6 ayes, 3 nays and 2 absent. The application was approved. 4 December 18, 2003 ITEM NO.: 12 FILE NO.: Z-7550 Owner: Deltic Timber Corporation Applicant: White-Daters and Associates Location: North side of Kanis Road, approximately 0.45 mile west of Chenal Parkway (at Edswood Road) Area: 43.7 acres Request: Rezone from R-2, MF -18, MF -24 and PD -0 to C-3 Purpose: Future Commercial Development Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North — Undeveloped property; zoned PCD and C-2 South — Single family residences and undeveloped property (across Kanis Road); zoned R-2 and C-3 East — Undeveloped property and an animal clinic; zoned R-2 West — Single family residence, undeveloped property and two commercial buildings; zoned R-2 and C-3 A. PUBLIC WORKS COMMENTS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. Note: The zoning plan labels this as Denny Road. 2. The Rahling Road extension is classified on the Master -Street Plan as a principal arterial. Dedication of right-of-way of 55 feet each side of centerline will be required. 3. Dedication of right-of-way for the Champagnolle Drive extension is required. December 18, 2003 ITEM NO.: 12 (Cont.) FILE NO.: Z-7550 B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA bus route. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site and all residents located within 300 feet who could be identified were notified of the public hearing. There was no nearby established neighborhood association to notify. D. LAND USE ELEMENT: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for C-3 General Commercial zoning for new retail development. The request does not require a change to the Land Use Plan. City Recognized 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. E. STAFF ANALYSIS: Deltic Timber Corporation, owner of the 43.7 acres along and north of Kanis Road at Edswood Road, is requesting to rezone the property from R-2, MF -18, MF -24 and PD -O to "C-3" General Commercial. The rezoning is requested for future commercial development. The majority of the property is zoned multifamily (MF -18 and MF -24). A portion of the property is zoned PD -O and was a future phase of the GMAC office development at the corner of Chenal Parkway and LaGrande Drive. The 43.7 acre property is currently undeveloped and partially tree - covered. The property has varying degrees of slope. The general area contains a mixture of zoning and uses, with a large amount of undeveloped property. The property north of the proposed rezoning is undeveloped and zoned PCD and C-2. There are single family homes on large tracts and undeveloped C-3 zoned property to the south across Kanis Road. There is undeveloped R-2 zoned property and an animal clinic to the east, with single family homes further east. There 2 December 18, 2003 ITEM NO.: 12 (Cont. FILE NO.: Z-7550 is a single family residence, undeveloped property and two (2) commercial buildings to the west along the north side of Kanis Road. The City's Future Land Use Plan designates the property on the north side of Kanis Road at Edswood Road as Commercial. The requested C-3 zoning does not require a change to the Land Use Plan. Staff is not supportive of the rezoning to C-3 as proposed by the applicant. The City's Master Street Plan shows Rahling Road (west loop) crossing Chenal Parkway, running through the center of this property and intersecting with Kanis Road, aligning with Edswood Road. This will create a principal arterial (Rahling Road) /minor arterial (Kanis Road) intersection. Therefore, staff could support the rezoning of the south 8.17 acres which fronts on Kanis Road from MF -24 and R-2 to C-3. Staff believes C-3 zoning will be appropriate at this future intersection of two (2) arterial streets. However, staff feels that the rezoning of the remaining north 35 acres is premature at this time. Staff feels that a rezoning of the larger portion should be addressed at a later date, when development of this area is eminent. F. STAFF RECOMMENDATION: Staff recommends denial of the requested C-3 zoning. PLANNING COMMISSION ACTION: (DECEMBER 18, 2003) Jack McCray was present, representing the application. There was one (1) person present in opposition. Staff noted that the applicant had revised the rezoning application to remove the north 35t acres from the agenda and proposed only to rezone the south 8.17 acres which fronts on Kanis Road. Staff recommended approval of the revised application. Jack McCray addressed the Commission in support of the application. He described the future intersection of Rahling Road and Kanis Road. Randy Wright addressed the Commission in opposition. He stated that he was speaking for neighbors in the area. He described past rezoning attempts to C-3 west and south of this property. He explained that Kanis and Edswood were currently narrow streets. He stated that he was not opposed to growth in the area, but opposed blanket C-3 zoning. He stated that he would be glad to work with the developer with respect to a specific commercial development plan. December 18, 2003 ITEM NO.: 12 Cont. FILE NO.: Z-7550 Commissioner Adcock asked Mr. Wright what his vision for the area was. Mr. Wright explained that he would like not to have large developments and explained. There was a brief discussion of this issue. Mr. Wright noted that he had a petition in opposition. Mr. McCray noted that this was the first time Deltic Timber had asked to rezone this property. He explained that the City's Master Street Plan calls for a principal arterial (Rahling Road) to go through this property and intersect with Kanis Road. He further explained that a quality development would be planned for the property, especially given the cost of the Rahling Road construction. Commissioner Adcock asked Mr. McCray what he envisioned for the property. He noted that the he would like a quality commercial retail development. Commissioner Adcock expressed concern with someone else developing the property after it is rezoned. Mr. McCray explained that the property falls under the development covenants of the Chenal area (Deltic Timber property). There was a motion to approve the application as revised and recommended by staff. The motion passed by a vote of 6 ayes, 3 nays and 2 absent. The application was approved. 4