The URL can be used to link to this page

Home My WebLink Aboutstaff report Nov 2005November 10, 2005 ITEM NO.: 12 FILE NO.: LU05-18-02 Name: Land Use Plan Amendment — Ellis Mountain Planning District Location: West of Bowman Road, south of 36th Street Request: Suburban Office to Low Density Residential Source: Pat McGetrick PROPOSAL/REQUEST: Land Use Plan Amendment in the Ellis Mountain Planning District from Suburban Office to Low Density Residential. Low Density Residential represents a broad range of housing types including single-family attached, single family detached, duplex, townhomes, multi -family and patio or garden homes. Any combination of these and possibly other housing types provided that the density is between six and ten dwelling units per acre. A Planned Residential District has been applied for to construct a zero lot -line single-family subdivision of 57 homes. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include the remaining suburban office designate area to the south. With this change, the resulting Land Use Plan change would be for 17.1 acres. It is thought that the additional area would make the boundaries more logical. EXISTING LAND USE AND ZONING: The property requesting the change is currently zoned `0-2' - Office and Institutional and is twelve acres t in size. To the north, south, east and west the land is zoned 'R-2'- Single Family. To the south is a horse farm and home. To the north are several homes and a non -conforming family business. To the southeast are single family homes and a non -conforming business. To the northeast and west is primarily vacant and wooded. To the far northeast is a new church complex — Church of Rock Creek. This is a developing section of the City near the current City Limits. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: July 20, 2004, A change was made from Mixed Use to Mixed Office Commercial along the north side of 36th Street between Bowman Road and 1-430 — just east of the site. This change was made as a result of a re -zoning request for office zoning. November 10, 2005 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: LU05- April 6, 2004, A change was made from Single Family to Suburban Office at the southeast corner of Kanis and Pride Valley — over a mile to the northwest of the site. This change was for the redevelopment of a structure for an office use. February 4, 2003, A change was made from Multifamily to Mixed Office Commercial south of Brodie Creek west of 1-430 —just to the east of the site. This change was made to incorporate all the land south of Brodie Creek into one large proposal for a shopping center development. January 7, 2003, A Change was made from Office to Commercial at Colonel Glenn and Lawson Roads — a mile to the south of the site. This change was made for the redevelopment and expansion of a non-residential site. August 20, 2002, A change was made from Low Density Residential to Multifamily at Cooper Orbit and Capital Lakes Blvd — over a mile to the northwest. of the site. This change was made to accommodate a planned development for apartments. July 3, 2001, A change was made from Low Density Residential, Mixed Office Commercial, and Neighborhood Commercial to Single Family — to the northwest of the site. This change was made to change the proposed 'Brodie Creek New Towne' to the 'Woodlands Edge' residential subdivision. September 19, 2000, A change was made from Mixed Office Commercial to Low Density Residential — to the east and northeast of the site. This change was made to accommodate a church complex planned development and other future developments. The adopted Land Use Plan shows Mixed Use to the northeast and Mixed Office Commercial to the southeast. To the north is Suburban Office with Low Density Residential to the north and northwest. Brodie Creek is shown for Park Open Space, and is the southern boundary for the amendment application area. Beyond the creek the Plan shows Single Family use. MASTER STREET PLAN: Bowman Road and 36th Street are both shown as a Minor Arterials on the plan. Minor Arterial's primary purpose is to move vehicles and goods around and through the urban area. Generally these roads provide a network at an interval of around one mile. Neither roadway is built to standard in this area and there are no funds committed for the construction of either. As the area develops, additional right-of-way will be required for both roads. Widening to Master Street 2 November 10, 2005 UBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: LU05-18-02 Plan standards is a likely requirement with future development of land adjacent to these roads. BICYCLE PLAN: The Little Rock Bike Plan proposes a Class 2 Bike route along Bowman Road. A Class 2 route has a designated part of the paved roadway for bicycle use. The Plan proposes a Class 1 Bike route along Brodie Creek. A Class 1 route is a separate paved path for the sole use of bicycles. PARKS: The application area is within the West Central Parks Planning Area. The Little Rock Parks and Recreation Master Plan recommends using the existing floodplains to connect recreation area within this district. Brodie Creek along the south and west boundary of the amendment area is such a floodplain. This application area is within a `Deficit Area' identified by the Parks and Recreation Plan. There will be a need to identify open space and recreational opportunities in this area. 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 Plan change area is near the current City Limits in an area that has been within the City for several decades. Little to no development has occurred until recent years. Residential, single-family, development has been approaching from the north. First the Brodie Creek subdivision and then the Woodlands Edge subdivision have been adding homes west of Bowman Road from Kanis south toward this area. To the south at the Colonel Glenn Road and 1-430 interchange commercial and office development has started in the last few years. Along 36 Street, Church at Rock Creek has started a large multiple use complex. During the last decade the areas east of Bowman Road at 36th Street have become less and less residential on the City Land Use Plan. Currently that area south of 36th Street is Mixed Office and Commercial and the area north of 36th 3 November 10, 2005 SUBDIVISION ITEM NO.: 12 (Cont. LE NO.: LU05-18-02 Street is Mixed Use. But the actual development has not changed with the exception of the Church at Rock Creek. There are hundreds of acres of Mixed Office Commercial, Commercial, Office and Suburban Office shown on the Plan along 1-430 from the Shackleford interchange to south of the Colonel Glenn Road interchange, which are yet to develop. There are two large shopping centers, incorporating some of the design ideas from `town centers', proposed at both Shackleford Road and Colonel Glenn Road. To date only a few auto dealerships, a movie theater, a couple of office showroom developments, a couple motels and a scattering of retail have actually been built. Most of the areas shown for non-residential use have been zoned though a majority is still to be developed. Single-family development has been moving south of Kanis over the last decade, with Cherry Creek, Brodie Creek and now Woodlands Edge Subdivisions developing most of the Panther Creek and now Brodie Creek watersheds. This development is moving toward the application area from the north and northwest. 36th Street, which is to be the north boundary of the proposed Planned Development, will be the connection to this growing single-family neighborhood. As noted the section of Little Rock from Kanis Road south of Colonel Glenn Road had not seen development until the last few years. Significant zoning had been put into place during the 1980s with modifications through the 1990s. Most of the changes in the 1990s increased the non-residential uses and decreased the residential. Development of single family has slowly moved south from Kanis Road and recently started south of the change area around David O Dodd and Stagecoach Roads. Commercial and office activity has started at the Colonel Glenn — 1430 interchange. There remains significant undeveloped land for single family, commercial and office in the general area. There is no multifamily zoning in this general area, though the Land Use Plan shows two large areas. Both of these areas are current mobile home parks. There is some Low Density Multifamily on the Plan, but not zoned, generally to the west and northwest of the application area. The Plan shows a large Park/Open Space area to the south of the application, which is Brodie Creek. This section of Brodie Creek transverses a horse farm, thus the creek is a channel through pastureland. It does not provide a visual buffer. As noted above, this is a recreation deficit area based on the Parks and Recreation Master Plan. Thus the proposed open space corridor along Brodie Creek should be preserved and other recreational options should be developed in the area. With Single Family proposed south of the creek, residential north of the creek would be appropriate. The introduction of differing residential types is a positive for the area. The zoning application is for zero -lot line homes. At this time only larger lot single family detached is being built in the area, with some moderate size single-family subdivisions to the south. The proposed change returns some 12 November 10, 2005 SUBDIVISION ITEM NO.: 12 [Cont. FILE NO.: LU05-18-02 of the lost potential residential units from changes in the 1990s, while leaving abundant undeveloped areas of office type uses in the general vicinity. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Brodie Creek, John Barrow, and Sandpiper. Staff has received one neutral comment from an area resident. None of the Neighborhood Associations contact have indicated a position to the City on the change. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. 5 s t j$� Baa R e q �p mcn Pa�eovo � !� 8 7f C eat • f jg$j, i.. l �. °,� 4 w �• ' 4 8aq oa ° 3' S 4eapd ) PCD ra � ma� a M o 4 AU3 LLJ P q 8 M1 r 4 P R2 ~ ` o o R2 ° 3S .16 pq a u. y U. �. . a ° O'S fes. r...�.a�rr�.■1 CSV '/ i ") r s o j+ • N ■lip • %r 02 1 AF• C2■ ly a � 1 + OR Y G � i lel 3 COLS o�N uJ •� O d4 e � f a C �Or t d R2 X I �•� •° o'�I Q I� ¢alfa c L.� c � Vicinity Map AREA ZONING N Case: LU05-18-02 SO TO LDR Location: SOUTH WEST CORNER OF WEST 36TH STREET AND BOWMAN ROAD Ward: 5 PD: 18 0 315630 1,260 Feet CT: 42.07 TRS: T1NR13W16 Vicinity Map PLAN AMENDMENT N Case: LU05-18-02 SO TO LDR Location: SOUTH WEST CORNER OF WEST 36 TH STREET AND BOWMAN ROAD Ward: 5 PD: 18 0 320640 1,280 Feet CT: 42.07 TRS: T1NR13W16