Loading...
HomeMy WebLinkAboutitems for Board of DirectorsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION DECEMBER 6, 2005 AGENDA Subject Action Required Approved By Land Use Plan Amendment in the Barrett Ordinance Planning District from Resolution Single Family to Approval Transition Information Report Submitted by: Planning & Development Bruce Moore Cita N4a[la­c SYNOPSIS A Land Use Plan amendment changing the northwest corner of Highway 10 and Morgan Cemetery Road from Single Family to Transition. FISCAL IMPACT No impact determined. RECOMMENDATION Staff recommends approval. The Planning Commission at their hearing on November 10, 2005 recommended approval by a vote of 9 for, 0 against and 2 absent CITIZEN A public hearing held before the Little Rock Planning PARTICIPATION Commission November 10, 2005. Notices were sent to the following neighborhood associations: Du Quesne Place and Greystone Manor. Staff has received no comments from area residents. BACKGROUND The application area is adjacent, across the street, from the City Limits. The current City Limits have been in place since 1997. Those areas outside the City are generally developed in a rural form. The predominant land use is residential with a couple of non-residential uses, generally non -conforming. Within the City immediately to the south the construction of new subdivisions started a couple of years ago, with homes of moderate to high value being BACKGROUND CONTINUED constructed in a suburban to urban density. Immediately to the east and southeast are three Pulaski County Special School Districts schools (Joe T Robinson Elementary, Middle and High). These school campuses are either side of Highway 10. State Highway 10 is a Principal Arterial, which extends west to Fort Smith. Morgan Cemetery Road is a Collector, which is proposed to extend north to connect with West Pinnacle Road. Neither of these streets is built to standard. Based on the classification of Highway 10 and the school uses to the east, access to the highway from this site should be limited. Access to Morgan Cemetery Road would be preferable. There is a significant drainage way through the amendment area. This together with the proposed road improvements could have a significant impact on the future development of the site(s). Without annexation, large lot development will be required to handle the wastewater on site. The existing development pattern is primarily large lot (tracts) residential in the vicinity beyond the city limits. The Highway 10 Overlay does cover this site and recommends for non-residential a minimal lot size of 2 acres with one structure. The total area included in the amendment is about three and a quarter acres. If this is limited to one development fronting Highway 10, it could meet the design standards. If it were split in to two or three tracts fronting Morgan Cemetery Road and developed residential it too would meet the standards. Since the lot size already meets the standard, Staff sees no reason why, if developed non -residentially this site should not meet the Highway 10 Overlay standards. To the east of the proposal about half a mile at Highway 300 and Highway 10, there is some Suburban Office shown which has not been zoned or developed. Some of this has been on the Plan for over a decade, other parts were added with the recent review of the Land Use Plan east of Joe T Robinson Schools. Further to the east at Chenal and Cantrell Road (Highway 10) there are large areas of Office and Commercial planned and zoned property, which remains undeveloped. This later land is within the City with sewer service available. Currently there is only a convenience store, mini -warehouse development and Walmart SuperCenter at this location. 2 BACKGROUND CONTINUED To the west between one half and one mile, at Ferndale Cut -Off Road and Highway 10 is a small amount of commercially shown and zoned land. This, yet to be redeveloped, land was rezoned in the last few years. There is an existing wholesale nursery (located partially in the floodplain) and a volunteer fire station located at this intersection. Further to the west at Barrett Road and Highway 10 there is a larger area of commercial both on the Plan and Zoned. This area is partially developed with commercial uses. Based on the Land Use Plan and current zoning pattern there are available parcels for Office, Commercial or Single Family in the general area. The City policy for Land Use Plans is to concentrate commercial and non- residential uses at or near the intersection of major streets (Arterials). This location is not such an intersection. The Plan proposes further intensification at the Highway 10 and 300 intersection with both Suburban Office and Low Density Residential as a step down from the intensity at the Chenal Parkway -Highway 10 intersection with commercial and office uses. Most of this zoning is in place, though the majority of the area is not developed. The Schools provide a good transition from the higher intensity mentioned above and single family uses further to the west, northwest and southwest. With an elementary school across the street and middle and high school in the immediate area, the location is ideal for young families with children. While it is true Highway 10 is a major traffic carrier with the property set backs and orientation, homes can and are located along this roadway. The City has supported a single office us on this land in the past. 9 FILE NO.: LU05-29-01 Name: Land Use Plan Amendment - Barrett Planning District Location: Northwest corner of Highway 10 and Morgan Cemetery Road Reg uest: Single Family to Suburban Office Source: Ed Willis, Agent PROPOSAL / REQUEST: Land Use Plan Amendment in the Barrett Planning District from Single Family to Suburban Office. Suburban Office represents low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. A Planned Office District has been applied for to allow quiet professional office use — photo studio and office. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include the remaining Single Family designate area to the east. With this change, the resulting land use plan change would be for 3.75 acres. It is thought that the additional area would make the boundaries more logical. EXISTING LAND USE AND ZONING: The application area is vacant, currently zoned R2, Single Family and is 3.75 acres t in size. To the north, south, east and west all the surrounding area is zoned R2, Single Family. To the east and southeast are public school, Joe T Robinson Elementary, Middle and High School. To the west is a non -conforming auto repair facility. To the south is vacant and developing single family. To the north is rural and residential development. This area is adjacent but outside the City Limits. It remains primarily rural in nature. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: January 4, 2004, A change was made from Single Family and Suburban Office to Neighborhood Commercial and Commercial north of Highway 10 south and east of Nawlin Creek. This change was to better reflect the existing use pattern and facility a proposed rezoning (the site is over 4 miles to the northwest of the application area). The Land Use Plan shows Public Institutional use to the east and southeast of the application area. Single Family use is shown to the north, west and south of the application area. FILE NO.: LU05-29-01 Cont.) MASTER STREET PLAN: Hwy10 is shown as Principal Arterial on the Master Street Plan and Morgan Cemetery Road is shown as a Collector. Neither of these streets are built to standard, additional dedication of right-of-way and street improvements would be required to meet the Master Street Plan Standards. BICYCLE PLAN: The Little Rock Bike Plan proposes a Class 2 Bike route along Highway 10. A Class 2 route has a designated part of the paved roadway for bicycle use. PARKS: The Little Rock Parks and Recreation Master Plan shows no existing recreation facilities within the '8 -block' radius recommended. There are school recreational facilities to the east and the Little Maumelle Creek to the west. Efforts should be made to develop recreational and open space options for the general public and those living and working in the general area. 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. ANALYSIS, The application area is adjacent, across the street, from the City Limits. The current City Limits have been in place since 1997. Those areas outside the City are generally developed in a rural form. The predominant land use is residential with a couple of non-residential uses, generally non -conforming. Within the City immediately to the south the construction of new subdivisions started a couple of years ago, with homes of moderate to high value being constructed in a suburban to urban density. Immediately to the east and southeast are three Pulaski County Special School Districts schools (Joe T Robinson Elementary, Middle and High). These school campuses are either side of Highway 10. State Highway 10 is a Principal Arterial, which extends west to Fort Smith. Morgan Cemetery Road is a Collector, which is proposed to extend north to connect with West Pinnacle Road. Neither of these streets is built to standard. Based on the classification of Highway 10 and the school uses to the east, 2 FILE NO.: LU05-29-01 access to the highway from this site should be limited. Access to Morgan Cemetery Road would be preferable. There is a significant drainage way through the amendment area. This together with the proposed road improvements could have a significant impact on the future development of the site(s). Without annexation, large lot development will be required to handle the wastewater on site. The existing development pattern is primarily large lot (tracts) residential in the vicinity beyond the city limits. The Highway 10 Overlay does cover this site and recommends for non- residential a minimal lot size of 2 acres with one structure. The total area included in the amendment is about three and a quarter acres. If this is limited to one development fronting Highway 10, it could meet the design standards. If it were split in to two or three tracts fronting Morgan Cemetery Road and developed residential it too would meet the standards. Since the lot size already meets the standard, Staff sees no reason why, if developed non -residentially this site should not meet the Highway 10 Overlay standards. To the east of the proposal about half a mile at Highway 300 and Highway 10, there is some Suburban Office shown which has not been zoned or developed. Some of this has been on the Plan for over a decade, other parts were added with the recent review of the Land Use Plan east of Joe T Robinson Schools. Further to the east at Chenal and Cantrell Road (Highway 10) there are large areas of Office and Commercial planned and zoned property, which remains undeveloped. This later land is within the City with sewer service available. Currently there is only a convenience store, miniwarehouse development and Walmart SuperCenter at this location. To the west between one half and one mile, at Ferndale Cut -Off Road and Highway 10 is a small amount of commercially shown and zoned land. This, yet to be redeveloped, land was rezoned in the last few years. There is an existing wholesale nursery (located partially in the floodplain) and a volunteer fire station located at this intersection. Further to the west at Barrett Road and Highway 10 there is a larger area of commercial both on the Plan and Zoned. This area is partially developed with commercial uses. Based on the Land Use Plan and current zoning pattern there are available parcels for Office, Commercial or Single Family in the general area. The City policy for Land Use Plans is to concentrate commercial and non-residential uses at or near the intersection of major streets (Arterials). This location is not such an intersection. The Plan proposes further intensification at the Highway 10 and 300 intersection with both Suburban Office and Low Density Residential as a step down from the intensity at the Chenal Parkway -Highway 10 intersection with commercial and office uses. Most of this zoning is in place, though the majority of the area is not developed. K FILE NO.: LU05-29-0 The Schools provide a good transition from the higher intensity mentioned above and single family uses further to the west, northwest and southwest. With an elementary school across the street and middle and high school in the immediate area, the location is ideal for young families with children. While it is true Highway 10 is a major traffic carrier with the property set backs and orientation, homes can and are located along this roadway. The orientation of future development to Morgan Cemetery Road would keep this area as a prime residential area. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Du Quesne Place and Greystone Manor. Staff has received no comments from area residents. None of the Neighborhood Associations contacted have indicated to the City a position on the change. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. Staff believes residential development of this property is in the best interest of the surrounding area. PLANNING COMMISSION ACTION- (NOVEMBER 10, 2005) The applicant amended their application to `Transition with a PZD required' prior to the meeting and presented Staff with new information on the history of the site. Based on the past actions of the City relative to this site and the reduction of intensity in the requested Land Use, Staff felt comfortable with recommending approval of the revised request. Mr. Malone, Planning Staff reviewed the general use pattern and indicated that Staff still believes residential oriented toward Morgan Cemetery is a possible and good thing. The zoning item was reviewed and both were discussed together. For a complete review of the minutes see item 16.1 Z-7948. By a vote of 9 for, 0 against, and 2 absent item was approved. 2 a Vicinity Map AREA ZONING N Case: LU05-29-01 SF TO SO Location: NORTH WEST CORNER OF HIGHWAY 10 AND MORGAN CEMETERY ROAD Ward: 7 PD: 29 0320640 1,280 Feet CT: 42.01 TRS: T2NR14W16 Vicinity Map PLAN AMENDMENT N Case: LU05-29-01 SF TO SO Location: NORTH WEST CORNER OF HIGHWAY 10 AND MORGAN CEMETERY ROAD Ward: 7 PD: 29 0 320540 1,280 Feet CT: 42.01 TRS: T2NR14W16