HomeMy WebLinkAboutminutesMarch 1, 2007
ITEM NO.: 18 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
March 1, 2007
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: LU07-29-01
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
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.
E
March 1, 2007
SUBDIVISION
ITEM NO.: 18 Cont. FILE NO.: LU07-28-01
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
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.
3
March 1, 2007
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: LU07-29-01
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
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.
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Plan Amendment
Case: LU07-29-01 N
Location: North of HWY 10 &
Pleasant Grove Rd
SF& SO to C&O
Ward: 3
PD: 29
CT: 42.01 0 1,000 2,000 Feet
TRS: T2NR14W6