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Home My WebLink Aboutstaff reportApril 22, 2010 ITEM NO.: 3 FILE NO.: LU10-22-01 Name: Land Use Plan Amendment — West Fourche Planning District Location: The Northwest corner of Lawson and Marsh Roads Request: Residential Low Density to Commercial Source: Dorothy Carolyn Crone, Property Owner ROPOSAL / REQUEST: A Land Use Plan amendment in the West Fourche Planning District from Residential Low Density to Commercial. Commercial represents a broad range of retail and wholesale sales of products, personal and professionalThe applicant has also requested a rezoning from R-2 Single Family to C-3 General Commercial for a beauty salon. EXISTING LAND USE AND ZONING: The amendment site is currently zoned R-2 Single Family and is vacant and undeveloped. The property to the north, east and southeast is also zoned R-2 Single Family and is developed with residences. There are two Planned Commercial Developments to the southeast along Lawson Road for a liquor store and a woodworking shop. There is also a Planned Commercial Development to the west of the amendment site along Lawson Road for a landscaping business. The land to the south of this amendment is outside of the City of Little Rock's planning jurisdiction, and it is a mixture of single family residences and two gas station/convenience stores. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: This area is shown as Residential Low Density (RL) on the Future Land Use Plan. The RL extends west and north of this site. South of this site is outside of the city's planning jurisdiction. East of this site at the northeast corner of Marsh and Lawson is shown as Commercial on the Plan. The southeast corner of said intersection is shown as Mixed Commercial Industrial. MASTER STREET PLAN: Lawson and Marsh Roads are both shown as Minor Arterials on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on both streets since they are Minor Arterials. These streets April 22, 2010 ITEM NO.: 3 (Cont. FILE NO.: LU10-22-01 may require dedication of right-of-way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: There are no bike routes shown in the immediate vicinity. PARKS: The Master Parks Plan does not address areas outside of the Little Rock city limits, however, there is an elementary school in the vicinity of this amendment that could provide recreation facilities. HISTORIC DISTRICTS There are no city recognized historic districts that would be affected by this amendment. ANALYSIS: This area was brought into the extraterritorial jurisdiction (ETJ) of the City of Little Rock in 2002. Most of the land in the ETJ was zoned as R-2 Single Family unless otherwise specified by the property owner upon being added to the zoning jurisdiction. At the same time as the zoning, the future land use plan was developed for this area with the majority of the extra territorial area being shown as Residential Low Density. Most of the areas shown as something other than residential were for existing uses and non-residential zonings. This has not left much room for future growth without amending the future land use plan. This area has been mostly dormant for the past twenty years, but new residential developments are currently moving to this area. There is a new gated community just north of this site on the east side of Marsh Road and development is gradually heading to this western edge of the planning boundary. As Lawson Road heads west, the predominant land use pattern is single family with large tracts of land. This part of Lawson Road is still relatively rural in nature. This use pattern has been in place for several decades. With a rural development pattern, less non-residential uses are needed and the separation between these uses should be greater. While this area is fairly rural in nature, the high number of single family residences heading east into town creates quite a bit of traffic. The City policy for land use is to develop using the 'node' concept. That concept is based upon the idea that retail, commercial and businesses should be grouped around major intersections. These uses should not line major roads. This is done in part to reduce traffic issues along these arterials. Under this 'node' 2 April 22, 2010 ITEM NO.: 3 Cont. FILE NO.: LU10-22-01 concept, non-residential uses on Lawson Road and Marsh Road should be concentrated at major intersections. Both Marsh Road and Lawson Road are shown as Minor Arterial streets on the Master Street Plan. Marsh Road is actually shown as extending south to the Raines Road extension. Minor Arterials are designed to be high volume roads with a minimum of four travel lanes required. Since this intersection will eventually be a major intersection for the area, commercial uses would be logical at this location. NEIGHBORHOOD COMMENTS: Staff has received one comment from area residents. The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. 3 RL ! -1 0 9 Vicinity Map Land Use Amendment RL 0 RM ME 0 Case: LU 10-22-01 N Location: NWC Marsh and Lawson Roads RL to C Ward: Outside City Limits 0 100200 400 Feet PD: 22 CT: 42.07 TRS: TIN R14WI5 1�0®� ®—�'+ ■ M( LUINUM Q imam mom 1611 Vicinity Map Land Use Amendment RL 0 RM ME 0 Case: LU 10-22-01 N Location: NWC Marsh and Lawson Roads RL to C Ward: Outside City Limits 0 100200 400 Feet PD: 22 CT: 42.07 TRS: TIN R14WI5 El so Vicinity Map Area Zoning Case: LU 10-22-01 N Location: NWC Marsh and Lawson Roads RL to C Ward: Outside City Limits PD: 22 0 100200 400 Feet CT: 42.07 TRS: TIN R14WI5 J 00 1 00 �c 0 R2 �RGr<< R NR G PD -C e am �y 0 0 ir P ® R ® 4 41� � 10 euj -FJ2 Noun R MINOR Vicinity Map Area Zoning Case: LU 10-22-01 N Location: NWC Marsh and Lawson Roads RL to C Ward: Outside City Limits PD: 22 0 100200 400 Feet CT: 42.07 TRS: TIN R14WI5 April 22, 2010 U : I If, 101031 #9 Li# FILE NO.: LU10-22-01 concept, non-residential uses on Lawson Road and Marsh Road should be concentrated at major intersections. Both Marsh Road and Lawson Road are shown as Minor Arterial streets on the Master Street Plan. Marsh Road is actually shown as extending south to the Raines Road extension. Minor Arterials are designed to be high volume roads with a minimum of four travel lanes required. Since this intersection will eventually be a major intersection for the area, commercial uses would be logical at this location. NEIGHBORHOOD COMME Staff has received one comment from area residents. The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. PLANNING COMMISSION ACTION: (APRIL 22, 2010) The item was place on consent agenda for approval. By a vote of 11 for and 0 against the consent agenda was approved. 3