Loading...
HomeMy WebLinkAboutminutesJanuary 10, 2013 ITEM NO.: 1 FILE NO.: LU13-18-01 Name: Land Use Plan Amendment — Ellis Mountain Planning District Location: Hugh Taylor and Lawson Roads Request: Light Industrial to Mining Source: Michael Lasiter, Little Rock Quarries PROPOSAL / REQUEST: Land Use Plan amendment in the Ellis Mountain Planning District from Light Industrial to Mining. The mining category provides for the extraction of various natural resources such as bauxite, sand, gravel, limestone, granite or other. Mining uses will include assurances that these resources be properly managed so as not to create a hazard, nuisance or the disfigurement or pollution of the land. The use will be for storage of mined materials before they are shipped of site. EXISTING LAND USE AND ZONING: The property is partially wooded and pasture land being used as a horse farm and is currently zoned R-2 Single Family and is 25.83 acres ± in size. To the north is an area of land zoned Mining. To the southeast are area of 1-3 Heavy Industrial and 1-1 Industrial Park, both of which are used for mining related activities. South and east of the application area across Lawson Road is 1-2 Light Industrial that has mining activities on it and directly south is an area of undeveloped 02 Office and Institutional land. To the west is all R-2 lands which are sparsely developed in large lot subdivisions or undeveloped in large acreage. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: To the north and the east is an area of land shown as Mining on the Future Land Use Plan. To the southeast are areas of Industrial and Light Industrial, both of which are used for mining related activities. South and east of the application area across Lawson Road is Light Industrial that has mining activities on it and directly south is an area of undeveloped Office and Public Institutional land. To the west is all Residential Low Density lands which are sparsely developed in large lot subdivisions or undeveloped in large acreage. November 16, 2010, A change was made from Residential Low Density and Industrial to Mining immediately east and north of the subject property. October 15, 1996, A change from Mixed Use and Public Institutional to Office immediately south of the application area on the west side of Lawson Road. January 10, 2013 ITEM NO.: 1 (Cont) FILE NO.: LU13=18_01 February 4, 1992, multiple changes from mostly Single Family and some Light Industrial to Industrial, Light Industrial, Multifamily, and Public Institutional in the current node area. MASTER STREET PLAN: The Outer Loop (known as Rahling Road to the north) bisects this area in a north south path. The east west portions of Lawson Road are shown as a Minor "arterial while the north south section of Lawson is shown as a Principal Arterial. Crystal Valley Road is shown as a Principal Arterial and the extension of the Outer Loop is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. 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 the arterial streets. The Master Street Plan shows that Outer Loop bisecting the property along the western section of this property. The path of the Principal arterial generally follows the valley to the north to connect with Pritchard Mill Road at Colonel Glenn Road. Dedication will be required for this Principal Arterial. Dedication will also be required for the frontage along Lawson Road. BICYCLE PLAN: There is a proposed Class I bike rout along the north south Outer Loop and to the east along Lawson Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. PARKS: This area is approximately one and three quarter miles outside the city limits and further than that to any park facilities. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. E January 10, 2013 ITEM NO.: 1 Cont. FILE NO.: LU13-18-01 ANALYSIS: The land is shown as Light Industrial on the Future Land Use Plan. The area surrounding the application is shown as Mining, Light Industrial and Industrial. With the natural resource of the rock underneath, it is more fitting to show this land as Mining instead of Light Industrial. Light Industrial provides for light warehouse, distribution or storage uses, and/or other industrial uses that are developed in a well-designed "park like" setting. This category is not a good fit for areas that have natural resources under them that could be better served shown as Mining. The application states that the proposed use of the property is "to incorporate with existing quarry operations to the east." The mining activities have been in this location before the expansion of the City's Extraterritorial zoning to this area. The original zonings and Future Land use categories of Industrial had been placed there for related uses to the mining. McHenry Creek flows from the northwest and through this site in the southwest portion of the site. It is flanked on both sides by ridges and flows through undeveloped forested land and that is shown as Residential Low Density. To the north of the Mining that is adjacent to the subject property to the north, is also Residential Low Density that is undeveloped and has frontage along Colonel Glenn Road. This portion of the county is very hilly with many parallel ridges and valleys. Surrounding this site on three sides are mining activities. The change would not impact these uses since they are similar. There is Residential Low Density due west of this application. And immediately to the west of the subject property, there is a large lot subdivision, (minimum 5 acre tracts). The lots that abut the subject property average 6.1 acres that range from 5.11 to as large as 6.74 acres. They are currently undeveloped and could have a built in buffer with the large depths of the individual parcels. This change could have an impact on the single family homes, but with five acres and the deep lot layout, impact could be minimal. Along McHenry Creek, there is land that is shown as floodway on the FEMA maps. That land, if shown as PK/OS park/Open Space on the Future Land Use Plan and zoned OS Open Space, could provide a buffer to the residential development to the west. In November 2010, an area that borders this site to the north and northeast of was zoned from R-2 Single Family to Mining for the expansion of an existing mining area. This land is boarded on three sides with non-residential zoning; 0-2 3 January 10, 2013 ITEM NO.: 1 (Cont)FILE NO.: LU13-18-01 Office and Institutional, 1-2 Light Industrial, 1-3 Heavy Industrial, and M Mining. A study of an aerial photo of the area shows that there are active mining occurring on both sides of Lawson Road, though not readily visible from the roadway. NEIGHBORHOOD COMMENTS: There are no neighborhood associations in the vicinity of this application. STAFF RECOMMENDATIONS: Staff believes the change is appropriate with the floodway shown as PK/OS Park/Open Space. PLANNING COMMISSION ACTION: (JANUARY 10, 2013) Mr. Brian Minyard, Staff, made a presentation for the Land Use Plan amendment which was followed by a presentation by Monte Moore for the accompanying Zoning change. See the zoning item minutes for more details. There was a question by Chairman Bill Rector as to why the map and the Staff recommendation was different. Mr. Minyard replied that the recommendation to show the Floodway as PK/OS correlated to the zoning request to zone the floodway OS Open Space. Michael Lassiter, the applicant, spoke that he was not intending to mine the new area, but only to use it for storage of materials. Steve Giles, representing property owners to the west, spoke that the mining activities has moved to the west since his clients had purchased the property. He requested deferral of both items. He stated that at his clients had lost the "park like setting" of the Light Industrial classification with the switch to Mining. Beth Kuhnert lives on McHenry Creek Circle and spoke of noise and vibration from the mining activities. She desired more of a buffer. There was a motion to approve the item as amended by the applicant (add open space and no mining of granular stone) with staff recommendation and was approved with a vote of 9 ayes, 0 nays, 1 absent and 1 open position. 4 4 a � ,yla Y,7 ,N L�91ve L LI O PI Y RL Land Use Plan Amendment PI RL 0 Case: LU13-18-01 N Location: 23400 Hugh Taylor & Lawson RD LItoM Ward.- N/A PD: 18 0 225 450 900 Feet CT. 42.07 TRS: T1 N R14W24 0 M 0 QO £rr ° 0 O 0 0 g 02 0 12 4 a a R2 ', r a M 0 Area Zoning R2 Case: LU13-18-01 N Location: 23400 Hugh Taylor & Lawson RD LItoM Ward: N/A PD: 18 0 225 454 900 Feet CT: 42.07 TRS: T1 N R14W24 £rr 0 0 0 g 02 12 a ', r a a a cy aC3 0 G � ❑ i5 M9N�F2�r _ ... n ....tr non Q P ,.... - a �oG .. © Q� � R2 0 R2 :R7• '"ICUP CEP • ®® CHIP Area Zoning R2 Case: LU13-18-01 N Location: 23400 Hugh Taylor & Lawson RD LItoM Ward: N/A PD: 18 0 225 454 900 Feet CT: 42.07 TRS: T1 N R14W24