Loading...
HomeMy WebLinkAboutminutesMay 6, 2004 ITEM NO.: 8 FILE NO.: LU04-22-01 Name: Land Use Plan Amendment - West Fourche Planning District Location: Southwest corner of Col. Glenn and Marsh Road R_eg_uest: Single Family to Office Source: Robert Harp, c/o McGetrick & McGetrick The applicant has requested a deferral to the June, 3, 2004 agenda. Staff supports this deferral request so that it may coincide with an amended zoning application. PLANNING COMMISSION ACTION: (MAY 6, 2004) The item was placed on the consent agenda for deferral to the June 17, 2004 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes and 0 absent. June 3, 2004 ITEM NO.: G Name Location FILE NO.: LU04-22-01 Land Use Plan Amendment - West Fourche Planning District Southwest corner of Col. Glenn and Marsh Road Request: Single Family to Office Source: Robert Harp, c/o McGetrick & McGetrick PROPOSAL / REQUEST: Land Use Plan amendment in the West Fourche Planning District from Single Family to Office. The Office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general office, which support more basic economic activities. The applicant wishes to convert a house into an office. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include the neighboring property to the north to provide the amendment area with frontage along Col. Glenn Road. EXISTING LAND USE AND ZONING: The property is a house built on a large lot currently zoned R-2 Single Family and is about 5 acres t in size, with much of the property covered by a pond. The expanded area includes a house located on a large lot zoned C-3 General Commercial fronting Col. Glenn Road. Most of the property on the north side of Col. Glenn is houses built on large lots zoned R-2. Three businesses (two auto - related business in one building and a barbershop / hair salon on the corner of Col. Glenn and Marsh Road) sit northwest of the expanded application area and front Col. Glenn Road on lots zoned C-3. The property to the east consists of small houses on lots zoned MF -6 Multifamily. The property to the south and west is zoned R-2 with a rural development mixture of vacant land and single-family houses built on large lots. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: No Land Use Plan amendments have been approved within the last five years within a 1 -mile radius of the application area. On November 19, 2002 the Extraterritorial Jurisdiction was expanded resulting in the Single Family shown for much of the surrounding properties within a 1 -mile radius to the south and west June 3, 2004 ITEM NO.: G (Cont.) FILE NO.: LU04-22-01 of the amendment area. The expansion of the Extraterritorial Jurisdiction also resulted in the Low Density Residential, Commercial and Mixed Commercial and Industrial shown at the intersection of Marsh and Lawson Road about 1 mile south of the applicant's property. The expanded amendment area and most of the surrounding property is shown as Single Family on the Future Land Use Plan. The property to the northeast at the corner of Col. Glenn and Marsh Road is shown as Community Shopping, while the property to the east fronting Marsh Road is shown as Low Density Residential. MASTER STREET PLAN: Col. Glenn Road is shown as a Principal Arterial on the Master Street Plan. Marsh Road is shown as a Minor Arterial street. Both Col. Glenn and Marsh Road are built as rural two-lane roads with open drainage. A Class I Bikeway is shown along Col. Glenn Road from Burlingame Road to Bowman Road. A Class I Bikeway will require an additional 10 feet of Right -of - Way and 9 feet of paving along Col. Glenn Road. PARKS: The Little Rock Parks and Recreation Master Plan of 2001 show the corridor for the "Take it to the Extreme Trail" along the right-of-way for Col. Glenn Road. The trail is a part of a loop system of trails circling the city and is intended to accommodate equestrians, mountain bikers, and hikers. This trail is intended to be unpaved and drained in an environmentally friendly manner to preserve the rural character the trail is designed to provide. This trail is not intended to duplicate the facilities of the Class I Bikeway shown on the Bike Plan. 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. 7 June 3, 2004 ITEM NO.: G (Cont.) FILE NO.: LU04-22-01 ANALYSIS: The applicant's property is located in an area characterized by a rural pattern of development. Most of the non-residential development in this area occurs in nodes located at intersections between arterials. The applicant's property is in close proximity to such a node. Since the existing non-residential uses are located at the intersection of Col. Glenn and Marsh Roads, it is likely that properties fronting both arterials will face pressure to develop for non-residential uses, and grow towards the non-residential uses located west of Greenbear Road. Since Public Institutional is shown west of the Col. Glenn / Marsh intersection, and on the north side of the Col. Glenn / Greenbear intersection, a change to Office would be a non-residential use that is more compatible with the Public Institutional shown. A change to Office would also limit retail uses to the corners of the Col. Glenn / Marsh intersection. A change to Office would also allow the development of office property without the requirement of a Planned Zoning Development. Most, though not all, of the other land use categories that would allow for office development would require a PZD. In addition, very little land is provided for office development in the vicinity of the applicant's property. A change to Office would allow an alternative for non- residential development to occur that is not a retail use. A change to Office would also allow the development of office properties fronting an Arterial street. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: SW Little Rock UP, and WCLR Coalition of Neighborhoods. Staff has received 1 comment from area residents that was neutral. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. This change is premature at this time. PLANNING COMMISSION ACTION: (MAY 6, 2004) The item was placed on the consent agenda for deferral to the June 3, 2004 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes and 0 absent. 3 June 3, 2004 ITEM NO.: G (Cont.) FILE NO.: LU04-22-01 PLANNING COMMISSION ACTION: (JUNE 3, 2004) The item was placed on the consent agenda for withdrawal. A motion was made to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes and 0 absent. 4