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HomeMy WebLinkAboutminutesJanuary 9, 2003 ITEM NO.: A Name: Location: Request: Source: FILE NO.: LU02-18-06 Land Use Plan Amendment - Ellis Mountain Planning District Bowman Road at W. 36th Street Suburban Office and Low Density Residential to Office Pat McGetrick, McGetrick & McGetrick PROPOSAL / REQUEST: Land Use Plan amendment in the Ellis Mountain Planning District from Suburban Office to Office. The office category represents services provided directly to consumers (e.g.,_legal, financial, medical) as well as general offices, which support more basic economic activities. The applicant wishes to develop the property for office uses. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include the area south of the applicant's property shown as Suburban Office and Low Density Residential to the boundary of the area shown as Park / Open Space shown along the floodway/floodplain of Brodie Creek. All of the land shown as Suburban Office and Low Density Residential between the applicant's property and the floodway/floodplain shown as Park / Open Space would be eliminated. The additional area would provide a viable tract of land for Office uses. EXISTING LAND USE AND ZONING: The property is currently zoned R-2 Single Family and is approximately 12.84± acres in size. A house built on a large lot occupies the property under review. All of the surrounding property is zoned R-2 Single Family and is developed with houses built on large lots. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On July 3, 2001 multiple changes were made from Low Density Residential, Mixed Office Commercial, and Neighborhood Commercial to Single Family in an area bounded by Bowman Road, Panther Creek, Cooper Orbit Road and Brodie Creek within a 1 -mile radius of the applicant's property to the north and west. On January 6, 2001 a change was made from Mixed Use and Suburban Office to Commercial and Office at the southeast corner of the 1-430 and Col. Glenn January 9, 2003 ITEM NO.: A (Cont.) _ _ FILE NO.: LU02-18-06 interchange about 1 mile southeast of the property under review to fit the pattern of land use located in the vicinity of that application area. On September 19, 2000 a change was made from Low Density Residential and Mixed Office Commercial at the northeast corner of Bowman Road and W. 36th Street, across the street to the east of the amendment area to allow Mixed Uses at that location. On April 6, 1999 a change was made from Office and Commercial to Mixed Office Commercial on the northwest corner of Col. Glenn and Bowman Road about 3/ of a mile south of the application area to the pattern of land use located at that area. The applicant's property is shown as Suburban Office on the Future Land Use Plan. The property to the north is shown as Suburban Office while the property to the northeast is shown as Mixed Use. The property to the east is shown as Mixed Office Commercial while the property to the south is shown as Suburban Office. The property to the west is shown as Low Density Residential. A strip of Park/Open Space is shown along the floodway of Brodie Creek. MASTER STREET PLAN: W. 36th Street and Bowman Road are shown as Minor Arterials on the Master Street Plan and are built as rural two lane roads. The Master Street Plan also shows a re -alignment of Bowman Road that would eliminate the curve adjacent to the property in question. W. 36th StrE.,et is also shown as a Proposed Minor Arterial that will link Bowman Road to the Proposed West Loop. The Master Street plan lists special conditions for W. 36th Street, with a 3 -lane section of right-of-way of 70 feet from State Highway 5 to Bowman Road, and a 4 -lane right-of-way of 80 feet with 5 lanes at major intersections with a 90 -foot right-of- way. A Class III Bikewais shown on both W. 36th Street and Bowman Road. The bikeway on W. 36t Street starts at Bowman Road and continues east to Rock Creek while the bikeway on Bowman Road links Executive Center Drive to Col. Glenn Road. Development of the applicant's property will require half street improvements on Bowman Road and be responsible for a portion of the W, 36th Street extension. The only bikeway affected by development of the applicant's property will be the one on Bowman Road. Since a Class III Bikeway shares the pavement of the main roadway, half street improvements will need to make accommodations for the bikewaX. Development of the applicant's property will not affect the bikeway on W. 36 Street since it starts at Bowman Road and continues east. The re -alignment of Bowman Road would eliminate the curve around the hill north of the house on the applicant's property. The new alignment of Bowman 2 January 9, 2003 ITEM NO.: A (Cont. FILE NO.: LU02-18-06 Road would eliminate most of the front yard on the application area property. The new intersection between Bowman Road and W. 36th Street would sit approximately at the current location of the driveway on the property. The proposed extension of W. 36th Stredt would also divide the application property in two and create a four-way intersection in place of the current T-shape intersection. The re -alignment of Bowman Road will require a 90 foot right-of- way while the extension of W. 36th Street will require a 90 foot right-of-way at the intersection and an 80 foot right-of-way for the remainder of the proposed extension. The proposed changes at the Bowman Road and W. 36th Street intersection would greatly reduce the land area available for development on the applicant's property. PARKS: The Little Rock Parks and Recreation Master Plan of 2001 shows that the applicant's property is located within eight blocks of the Potential Greenbelt at Brodie Creek. This Potential Greenbelt serves as an area that may be used for either recreational uses, and or open space opportunities. The Potential Greenbelt also covers the flood plain of Brodie Creek, which is also shown as Park / Open Space. Development of the applicant's property would need to respect the integrity of the watershed and the viability of the Potential Greenbelt. HISTORIC DISTRICTS: There is not any historic districts near -by 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: This application area is located in a ,part of the city characterized by low-density semi -rural development patterns. Although there is land available for office developments near the application area, most of the office developments would require a Planned Zoning Development. The property currently shown as Suburban Office provides land for low intensity development of office or office parks that would have a minimum impact on neighboring residential uses. However, any developments in an area shown as Office on the applicant's property would be buffered from the areas shown as Single Family by the strip of Park/Open Space and the area shown as Low -Density Residential, as well as the area remaining Suburban Office. Most of the area shown as Mixed Use is zoned Planned Office Development for a future church, reducing the amount of 3 January 9, 2003 ITEM NO.: A(Cont.) _ _ _ FILE NO.: LU02-18-05 land available for future office development in that area. The area shown as Mixed Office Commercial provides for a mixture of office and commercial uses to occur and would ideally develop with a mixture of office and commercial uses. However, a development could occur in MOC with strictly office uses. A development in MOC would most likely be a mixture of office and commercial uses in a PZD. Currently the land shown as Mixed Office Commercial is zoned R-2 Single Family and MF -12 Multi -family and would require a re -zoning to allow the development of any non-residential uses. This amendment would provide land that could be developed for strictly Office uses without a mixture of uses and without the requirement for a PZD. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Gibraltar/Pt. West/Timber Ridge, Parkway Place Property Owners Association, Spring Valley Manor Property Owners Association, Sandpiper Neighborhood Association, and John Barrow Neighborhood Association. Staff has not received comments from area residents at this time. STAFF RECOMMENDATIONS: Staff believes the change is pre -mature. PLANNING COMMISSION ACTION: (November 14, 2002) The item was placed on the consent agenda for deferral to the January 9, 2003 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (JANUARY 9, 2003) 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 10 ayes, 0 noes and 1 absent. 4