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HomeMy WebLinkAboutPC minutesDecember 2, 2004 ITEM NO.: 11 FILE NO.: LU04-29-01 Name: Land Use Plan Amendment - Barrett Planning District Location: Highway 10 at Goodson Road Request: Single Family and Neighborhood Commercial to Commercial and Suburban Office Source: Michael Johnston, Carter Burgess PROPOSAL / REQUEST: Land Use Plan Amendment in the Barrett Planning District from Single Family and Neighborhood Commercial to Commercial and Suburban Office. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. The applicant would like to utilize existing and new buildings, and the property for Commercial activities including a computer sales/repair shop, offices, auto repair, boat / RV / trailer storage, and gift shop. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include the entirety of the Neighborhood Commercial on the north side of Highway 10 as well as the entirety of Single Family shown between the existing area shown as Park / Open Space and Neighborhood Commercial. The area from the eastern boundary of the original application and the area west and south of the existing Park Open Space, including both Neighborhood Commercial and Single Family, is proposed to be changed to Commercial. The area east of the original application and south of the existing Park Open Space and east to the existing Single Family at the west, including both Neighborhood Commercial and Single Family, is proposed to be changed to Suburban Office. It is thought that the additional area would make the boundaries more logical. EXISTING LAND USE AND ZONING: The applicant's property is primarily surrounded by land shown as R -Single Family District with the exception of the C-1 immediately west of the property. North and northeast of the application land zoned R-2 and AF -Agriculture and Forestry District mostly wooded and undeveloped. Additional land zoned AF exists southeast of the property. Immediately east of the property is land zoned R-2 occupied by three single family homes, one vacant. Further east is land zoned R-2 facilitating a recreational use, a golf driving range and pro shop. Southeast of the property is land zoned R-2 with a business specializing in stonework and stone sales. Immediately south of the property is zoned R-2 with a single family home and a vacant restaurant. December 2, 2004 SUBDIVISION ITEM NO.: 11(Cont.)FILE NO.: LU04-29-01 FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The applicant's property is located in a Neighborhood Commercial node at Goodson Road and Highway 10 and is surrounded by land shown as Single Family. A little further north and northwest of the property is an area shown as Park / Open Space to recognize Nowlin Creek and its floodway. MASTER STREET PLAN: Highway 10 is shown as a Principal Arterial on the plan and is built as a rural two-lane highway through that area. The primary function of a Principal Arterial is to serve through traffic and connect major traffic generators or activity centers within urbanized areas. Highway 10 may require dedication of right-of-way and street improvements. Since this property is located on a Principal Arterial access to the site should be minimized and should not impede through traffic. Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. 1105M2.043 The property under review is not located in a recognized Park Planning District and does not show any existing or proposed parks in the immediate area, however, the Parks and Recreation Plan does recognize a proposed "Regional Park 2000" on Garrison Road near Ridgefield Road, just over a mile south of the site. The proposed regional park is 617 acres t in size, zoned for Parks and Recreation, and presently undeveloped. The Master Parks Plan identifies a lack of public parks in the west Little Rock area and recognizes private neighborhood parks and recreation facilities as parkland in the west Little Rock area. With the golf driving range less than a quarter mile from the site and the proposed regional park in the area, recreational opportunities are sufficient. 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. December 2, 2004 SUBDIVISION ITEM NO.: 11 (Cont. ANAI Y.qI.q- FILE NO.: LU04-29-01 This section of Highway 10 lies in a rural area of Pulaski County that was added to the City's Extraterritorial Planning Jurisdiction in 2002. The present Neighborhood Commercial was established to represent a small commercial node at Highway 10 intersection with Goodson Road and the Goodson and Mathew Roads intersection. Typically Neighborhood Commercial areas are limited to approximately five acres. At the time of expansion staff showed the area as Neighborhood Commercial even with the applicant's more intense uses making this a non -conforming use in the Neighborhood Commercial area. Changing this area to Commercial from Neighborhood Commercial could increase the use intensity shown in the area. Amending the Neighborhood Commercial and Single Family in the expanded area east of the site to Suburban Office will create a buffer to the Single Family to the east. A buffer is already in place on the north and west side of the application from an existing Park / Open Space area representing the Nowlin Creek floodway. The Suburban Office area allows for low intensity office uses and also requires a PZD -Planned Zoning District process, which would ensure that uses are compatible with the adjacent Single Family area. Presently Neighborhood Commercial represents 10 acres t at the intersection of Goodson Road and Highway 10. With the proposed changes it would be decreased by about 65% to 3.2 acres t. The areas changed to Commercial and Suburban Office will equally replace the existing Neighborhood Commercial and expand the variety and scale of uses in the area. The changes would result in 6.3 acres t of Suburban Office and 5.4 acres f of Commercial. The majority of the land shown as Commercial will recognize the applicant's existing and proposed uses and will also incorporate an additional 1.5 acres t of undeveloped land to the west. The land west of the applicant's property and shown as Neighborhood Commercial is approximately one acre. This application will expand the area's commercial uses by 50% and allow an increase in use intensity. Since this area is rural in nature it is recommended that uses of intensity greater than C-1 develop utilizing a PZD to protect the area from unnecessary speculation and premature zoning. Recommending a PZD process for the area shown as Commercial could positively affect commercial development in the area by providing balanced and defined commercial activity on a property. Showing this area as Commercial can result in more intense uses in the area, which can cater towards rural and single family residents of the area. Recognizing that this is a rural area, adding Commercial at this location would better identify the large market area, as compared to the Neighborhood Commercial intent to draw customers from a small market area. On January 20, 2004 Ordinance No. 19,041 was passed extending the Highway 10 Scenic Corridor Design Overlay District west from Highway 300 to the western 3 December 2, 2004 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: LU04-29-01 boundary of the Planning Boundary. The extension of the overlay includes the amendment area and will be subject to the overlay requirements including strict landscaping requirements, building setbacks, and to limit curb cuts on Highway 10 so the roadway will function at an efficient level of service. Along Highway 10 Commercial areas exist one to one and a half miles away from each other. Changing the Neighborhood Commercial area to Commercial and Suburban Office is consistent with existing Commercial node spacing on Highway 10, and the Suburban Office area will buffer the Commercial intensity uses from adjacent Single Family. NEIGHBORHOOD COMMENTS: There are no Neighborhood Associations located in the Barrett Planning District or within one mile of this application. Staff has received one positive comment from an area resident. STAFF RECOMMENDATIONS: Staff believes the change is appropriate with a Planned Zoning District Requirement because it recognizes existing activities, is consistently spaced with the existing Commercial nodes on Highway 10, and provides for a step-down in intensity with the Suburban Office to the east. Staff also recommends a PZD requirement for future development in this Commercial area to prevent premature or speculative zoning. PANNING COMMISSION ACTION: (DECEMBER 2, 2004) The item was placed on the consent agenda for approval. A motion was made to approve the consent agenda and was approved with a vote of 9 ayes, 0 noes and 2 absent. 2