HomeMy WebLinkAboutminutesNovember 10, 2005
ITEM NO.: 16 FILE NO.: LU05-29-01
Name: Land Use Plan Amendment - Barrett Planning District
Location: Northwest corner of Highway 10 and Morgan Cemetery Road
Request: 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).
November 10, 2005
SUBDIVISION
ITEM NO.: 16 (Cont,
FILE NO.: LU05-29-01
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.
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
K
November 10, 2005
SUBDIVISION
ITEM NO.: 16 (Cont.1 FILE NO.: LU05-29-01
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, 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
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November 10, 2005
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: LU05-29-01
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 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.
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application also included cu<<„4„ is avuut aralnage iaaue5, crarric conriicts with the
elementary school, and screening against visual impacts. Mr. Lessenberry's comments
closed with a statement that he was opposed to both the land Use Plan Amendments
and the proposed development.
Bill Nowlin spoke in opposition to the Land Use Plan Amendment and the proposed
development. Mr. Nowlin also addressed .traffic concerns and drainage issues.
Mr. Jack Holt spoke in opposition to the application and address traffic concerns and
drainage issues. Mr. Holt stated that the proposed use of the applicant's property
conflicted with the neighboring schools and residences.
Mr. Jack Holder, representative of the Pulaski County Special School District, spoke in
opposition to the application. Mr. Holder stated opposition to the rezoning and that the
traffic problems in conflict wi
proposed Commercial uses would generate trath parents
dropping off and picking up students at the elementary school. Mr Holder also stated
that the proposed uses on the applicant's property would conflict with proposed
residential development in the area and generate drainage problems.
Commissioner Jerry Meyer asked if the Pulaski County Special School District had
plans to improve parking at the elementary school. Mr. Holder responded that the
School District did not have plans to improve parking and stated that the peak traffic
generated by the school is in the afternoon hours when parents pick-up students.
Pat McGetrick stated that the applicant intended to meet the city's drainage
requirements.
Don Lindsey, the applicant, spoke in support of the application. Mr. Lindsey stated that
there is a need for a mini -storage facility in this area, that the intersection on Highway
10 is a good location for business, and that the mini -storage facilities are a low
generator of traffic. Mr. Lindsey closed his comments with a statement that all access
to the property would be from Highway 10.
Planning Commission Chair Obray Nunnley asked if there would not be on-site
residential management. Mr. Lindsey stated that there would not.
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