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HomeMy WebLinkAboutBoard of Directors itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION APRIL 3, 2007 AGENDA Subject I Action Required I Approved By Land Use Plan Amendment — 40rdinance Barrett Planning District — Resolution LU07-29-01 at the northwest Approval corner of Highway 10 and Information Report Pleasant Grove Road Submitted by: Planning and Development Bruce Moore SYNOPSIS Land Use Plan amendments in the Barrett Planning District from Single Family and Suburban Office to Commercial (PZD required) and Suburban Office for future development. FISCAL IMPACT N/A RECOMMENDATION Planning Staff recommends approval. CITIZEN The Planning Commission reviewed this issue at its PARTICIPATION March 1, 2007 meeting and recommended approval on March 1, 2007 (9 in favor). There were no objectors present. All residents within 300 feet who could be identified and the expanded area property owners were notified of the public hearing. BACKGROUND The property is outside of the city limits and is currently zoned R-2 Single Family. It is 22 acres ± in size and is currently used for a driving range and three single family houses in varying stages of repair. This area is outside of the Little Rock city limits, so most of the surrounding area is either zoned R-2 Single Family or AF Agricultural Forestry District. Most BACKGROUND CONTINUED of this area is either undeveloped or developed with single family houses. West and adjacent to this area is zoned C-1 and PCD Planned Commercial Development for a small commercial center. Another PCD Planned Commercial Development is just east of this area for a small store called Twigs. The area is currently planned for Single Family and Suburban Office. To the west is a small area of Commercial. On the south side of the intersection of Highway 10 and Goodson Road is an area of Neighborhood Commercial. There is a large strip of Park/Open Space north of this area to represent Nowlin Creek's floodplain. The remaining surrounding areas are planned for Single Family. Along Highway 10, Commercial areas exist one to one and a half miles from each other. Having Commercial at this location would be consistent with the existing Commercial node spacing along Highway 10, since the closest Commercial center is the Kings One Stop, which is a mile east of this location. Besides these two Commercial nodes, most of the surrounding areas are either planned for Single Family or Park/Open Space. There is an abundance of undeveloped Single Family land in this region but little to no vacant Commercial land available. Ordinance 19,257 amended the western portion of Neighborhood Commercial on the north side of Highway 10 near Goodson Road and the Single Family immediately north to Commercial with a required Planned Zoning District for any development in the Commercial area. Like that amendment, a Planned Zoning Development requirement would be appropriate with a change to Commercial at this amendment site. Staff believes that the Planned Zoning District is desirable for this location due to the location near a significant floodplain and single family homes on large lots. Using the PZD process, needed commercial services can be reviewed to assure compatibility with the surrounding area protecting both the natural environment and rural nature of the vicinity. 2 ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE BARRETT PLANNING DISTRICT FROM SINGLE FAMILY AND SUBURBAN OFFICE TO COMMERCIAL (WITH PZD REQUIRED) AND SUBURBAN OFFICE; AND FOR OTHER PURPOSES. WHEREAS, as the Little Rock Planning Commission believes it appropriate to amend the plan. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS. SECTION 1. That Single Family and Suburban Office at the northwest corner of Highway 10 and Pleasant Grove Road be amended to Commercial (with PZD required) and Suburban Office. SECTION 2. That the ordinance shall take effect and be in full force from and after its passage and approval. PASSED: ATTEST: City Clerk APPROVED AS TO FORM: City Attorney APPROVED: Mayor Director, City of Little Rock Board - �N, y y PI i — OLLIE - SF "gE5&uII�3R�AN�i{1�^�, �pG$RO �1 -�- b. �• �µ SO TO C SF TO SO r K(GS RD oa, e • �OSONO VPKlQ ao •' SF TOC Of $F N 0 SF 1} • � t ,p li v_r' r KIOS v r� SF R LDR p 0 LDR O � •o � v O Lq�PJOS e d J ® SF / ra t J f IZ !f G m �.i a q a w _ w SF •� •� o ._-�DG�pfIxLD � •—��. " • © c PFUDS o SF 1 z.- Vicinity Map Plan Amendment Case: LU07-29-01 N Location: North of HWY 10 & Pleasant Grove Rd SF& SO to C & SO Ward: 3 PD: 29 CT: 42.01 0 1,000 2,000 Feet TRS: T2NR14W6 °°iJESS G6� tom' ,��a L AF r O AF AeF . • `� — SF TO SO _ BEitOP'ATCH. ° AF G ` AF, • °rr �� o •� J `'r •• � i a AF • a SO & SF TO C ODy. ° 4v� 'APF A 0 f • p � n 4� • w 1�.a BARRE T RD ,s r . a p • • • • - O � JfJ// • -- ° -,' ! ' iCjM0 y Pa s w L 13 C �^ ���d�+��N Area "' Vicinity Map L1U11111 Case: LU07-29-01 N Location: North of HWY 10 & Pleasant Grove Rd SF&SOtoC&SO Ward: 3 PD: 29 CT: 42.01 0 1,000 2,000 Feet TRS: T2NR14W6 FILE NO.: LU07-29-01 Name: Land Use Plan Amendment - Barrett Planning District Location: The northwest corner of Highway 10 and Pleasant Grove Road Request: Single Family and Suburban Office to Commercial and Office Source: Joe White, White-Daters PROPOSAL / REQUEST: Land Use Plan amendment in the Barrett Planning District from Single Family and Suburban Office to Commercial and Office. Commercial includes a broad range of retail activities. Office represents services provided directly to consumers. The application is for a mixture of commercial and office uses using the Planned Zoning District process. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include the area immediately west of the application. With these changes, the entirety of the Suburban Office would be eliminated. It is thought that the additional area would make the boundaries more logical. EXISTING LAND USE AND ZONING: The property is outside of the city limits and is currently zoned R-2 Single Family. It is 22 acres ± in size and is currently used for a driving range and three single family houses in varying stages of repair. This area is outside of the Little Rock city limits, so most of the surrounding area is either zoned R-2 Single Family or AF Agricultural Forestry District. Most of this area is either undeveloped or developed with single family houses. West and adjacent to this area is zoned C-1 and PCD Planned Commercial Development for a small commercial center. Another PCD Planned Commercial Development is just east of this area for a small store called Twigs. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The area is currently planned for Single Family and Suburban Office. To the west is a small area of Commercial. On the south side of the intersection of Highway 10 and Goodson Road is an area of Neighborhood Commercial. There is a large strip of Park/Open Space north of this area to represent Nowlin Creek's floodplain. The remaining surrounding areas are planned for Single Family. Ordinance 19,257 was passed on January 4, 2005 to amend the western portion of Neighborhood Commercial on the north side of Highway 10 near Goodson Road and the Single Family immediately north to Commercial with a required Planned Zoning District for any development in the Commercial area. This ordinance also amended the eastern portion of Neighborhood Commercial on the north side of Highway 10 near FILE NO.: LU07-29-01 (Cont. Goodson Road and the Single Family immediately north to Suburban Office. These areas are just west of the current application. Ordinance 18,994 was passed on December 2, 2003 to amend the eastern portion of Low Density Residential at the southwest corner of Highway 10 and Ferndale Cutoff to Commercial for future development. MASTER STREET PLAN: Highway 10 is shown as a Principal Arterial on the plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Highway 10 since it is a Principal Arterial. Pleasant Grove Road is shown as a Local Street on the plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets" and have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements. BICYCLE PLAN: There are no bike routes in the immediate vicinity. PARKS: The property under review is not located in a recognized Park Planning District and there are no existing or proposed parks in the immediate vicinity. 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 amendment area is outside of the city limits and near the edge of Little Rock's extraterritorial jurisdiction boundary. The area has remained rural and undeveloped despite a few small commercial developments along Highway 10. This area is surrounded to the north and west by the Nowlin Creek watershed, which limits the possibility of expanded development in these directions. This area has been a commercial node at least since 2002 when this area was added to the Future Land Use FILE NO.: LU07-29-01 [Cont. Plan. In 2004, the Future Land Use Plan was amended at the intersection of Goodson Road and Highway 10 from Neighborhood Commercial and Single Family to Commercial and Suburban Office. The current expanded application would change that Suburban Office and some Single Family to the east to Commercial and Office. Changing this area from Suburban Office and Single Family to Commercial and Office would increase the use intensity of this intersection. The Suburban Office that is currently shown on the plan was intended to buffer the single family houses from the Commercial. This amendment would not only remove that buffer but also increase the amount of Commercial shown on the Plan for this area. There is currently 5.5 acres of Commercial, 6.4 acres of Suburban Office and 3.1 acres of Neighborhood Commercial at the intersection of Highway 10 and Goodson Road. This amendment would add approximately 15 acres of Commercial to the area. The Suburban Office would be replaced with approximately 7 acres of Office to the north of the Commercial. This amendment would be building on the existing Commercial at this location. This location is the first commercial area upon entering the City of Little Rock's extraterritorial jurisdiction along Highway 10 from the west. The combination of Lake Maumelle and its sailing clubs, the Alotian Golf Course and new residences to the west of this area have created a demand for more commercial in this area. The existing Commercial on the Future Land Use plan is all developed at this location. A new commercial development designed to respect the large lot single family to the east could be a positive to this commercial node. The proposed Office in this amendment will also need to be designed with respect to the existing Nowlin Creek floodplain. These concerns regarding Nowlin Creek cause staff to believe Suburban Office would be more suitable than Office at this location. This would mean no net change in office classification with this amendment. Along Highway 10, Commercial areas exist one to one and a half miles from each other. Having Commercial at this location would be consistent with the existing Commercial node spacing along Highway 10, since the closest Commercial center is the Kings One Stop which is a mile east of this location. Besides these two Commercial nodes, most of the surrounding areas are either planned for Single Family or Park/Open Space. There is an abundance of undeveloped Single Family land in this region but little to no vacant Commercial land available. On January 20, 2004, Ordinance 19,041 was passed. This ordinance extended the Highway 10 Scenic Corridor Design Overlay district west from Highway 300 to the western line 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 a limit on curb cuts on Highway 10. Ordinance 19,257 amended the western portion of Neighborhood Commercial on the north side of Highway 10 near Goodson Road and the Single Family immediately north to Commercial with a required Planned Zoning District for any development in the Commercial area. Like that amendment, a Planned Zoning Development requirement 3 FILE NO.: LU07-29-01 Cont. would be appropriate with a change to Commercial at this amendment site. Staff believes that the Planned Zoning District is desirable for this location due to the location near a significant floodplain and single family homes on large lots. Using the PZD process, needed commercial services can be reviewed to assure compatibility with the surrounding area protecting both the natural environment and rural nature of the vicinity. NEIGHBORHOOD COMMENTS: Staff has received one comment opposed to the change from area residents. STAFF RECOMMENDATIONS: Staff believes Commercial is appropriate with a required Planned Zoning Development and Suburban Office rather than Office. PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant amended the application to Commercial with a Planned Zoning District and Suburban Office. The amended application was placed on the consent agenda for approval. The consent agenda was approved by a vote of 9 for, 0 against with 2 absent. 4