HomeMy WebLinkAboutBoard of Director itemsOFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
OCTOBER 2, 2007 AGENDA
Subject
Land Use Plan Amendment —
Crystal Valley Planning
District — LU07-17-01 at the
7600 block of Stagecoach
Road
Submitted by:
Planning and Development
Action Required I Approved By
gOrdinance
Resolution
Approval
Information Report
Bruce Moore
SYNOPSIS
Land Use Plan amendments in the Crystal Valley Planning
District from Mixed Use to Commercial for future
development.
FISCAL IMPACT
N/A
RECOMMENDATION
Planning Staff recommends approval. The Planning
Commission reviewed this issue at its August 30, 2007 meeting
and recommended approval (8 ayes, 1 no, 1 absent and 1 open
position). There was one objector present.
CITIZEN
All residents within 300 feet who could be identified, the
PARTICIPATION
expanded area property owners, and the Southwest Little Rock
United for Progress and the Stagecoach Dodd Neighborhood
Associations were notified of the public hearing.
BACKGROUND
The amendment area is currently zoned 0-1 Quiet Office and
R-2 Single Family. The property is approximately 3 acres and
is used for a construction office and two single family
residences. To the north is zoned R-2 and is vacant and
undeveloped. To the east of this site is also all R-2 and has
single family residences along Stagecoach past McHenry Creek
to Brodie Lane. To the south is also zoned R-2 and
is undeveloped floodplain. To the southwest is zoned C-2 and
Planned Commercial Development for D's Catering, a vacant
building for lease, and Horticare (down Sibley Hole Road).
BACKGROUND
CONTINUED
Immediately west of the application area is zoned R-2 with a
Conditional Use Permit to allow Dreamland Child
Development Center. West of this is also zoned R-2, but it is
occupied by Our Place Bar and Grill. This use is permitted by
the grandfather clause.
The amendment area is currently shown on the Future Land
Use Plan as Mixed Use. It is located just east and adjacent to
an area shown as Commercial on the plan. The Mixed Use
extends east along Stagecoach Road and is buffered from the
surrounding Single Family by a strip of Park/Open Space,
which designates McHenry Creek's floodway. Park/Open
Space also surrounds the amendment area to the south to
recognize the floodway of Fourche Creek.
The area has a real need for more commercial sites. Currently,
residents of the Pecan Lake and Stagecoach neighborhoods
have to drive north to Colonel Glenn or west on Stagecoach
past the interstate for Commercial uses. The Mixed Use
category is usually assigned to an area in order to add the extra
protection of a Planned Zoning District requirement. Staff does
not feel this site needs this special requirement due to the large
Park/Open Space and the remaining Mixed Use area buffer
existing to the east of this site.
This area has been mostly dormant for the past twenty years,
but new residential developments are currently moving to this
area. Woodridge Estates, Waters Edge Estates and Greenwood
Acres have all developed recently with new single family
residences. New residents in this area will increase the
community's need for more commercial development. There is
one vacant building zoned C-3 southwest of this amendment
area, but otherwise there is little to no commercially zoned land
available east of the interstate. It is over a mile to the
commercial on the west side of Interstate 430, and this land is
already mostly developed as well.
The Pecan Lake -Stagecoach Dodd -Westwood Neighborhood
Action Plan does address this issue. Their Land Use and
Zoning goal states: "Protect the residential integrity of the
neighborhood by maintaining adequate separation or sufficient
buffering between residential and non-residential uses." This
amendment would not only be buffered by the remaining Mixed
Use shown on the Plan, but also by the wide strip of Park/Open
Space that crosses Stagecoach northeast of the amendment site.
0
AN ORDINANCE TO AMEND THE LAND USE PLAN
(16,222) IN THE CRYSTAL VALLEY PLANNING
DISTRICT FROM MIXED USE TO COMMERCIAL;
AND FOR OTHER PURPOSES.
WHEREAS, as the Little Rock Planning Commission believes it appropriate to
amend the plan.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF
DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS.
SECTION 1. That Mixed Use on both sides of the road at the 7600 block of
Stagecoach Road be amended to Commercial.
SECTION 2. That the ordinance shall take effect and be in full force from and
after its passage and approval.
PASSED:
ATTEST:.
City Clerk
APPROVED AS TO FORM:
City Attorney
APPROVED:
Mayor
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Plan Amendment
Case: LU07-17-01
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Location: 7600 Block Stagecoach Road
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Ward: 7
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500 Feet
PD: 16
CT: 42.08
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Case: LU07-17-01
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Location: 7600 Block Stagecoach Road
MX to C
Ward: 7
0 250
500 Feet
PD: 16
CT: 42.08
TRS: TIN R13W33
FILE NO.: LU07-17-01
Name: Land Use Plan Amendment - Crystal Valley Planning District
Location: 7600 & 7610 Stagecoach Road
Request: Mixed Use to Commercial
Source: David Austin
PROPOSAL / REQUEST:
The request is for a Land Use Plan amendment in the Crystal Valley Planning District
from Mixed Use to Commercial. Commercial represents a broad range of retail and
wholesale sales. Commercial uses can vary in scale and type. The applicant has
proposed a rezoning for a construction office and rental office space. Prompted by this
Land Use Amendment request, the Planning Staff expanded the area of review to
include area south and adjacent to the application area. With these changes, the
existing Commercial would be expanded further east. This expansion makes the
amendment more logical.
EXISTING LAND USE AND ZONING:
The amendment area is currently zoned 0-1 Quiet Office and R-2 Single Family. The
property is approximately 3 acres and is used for a construction office and two single-
family residences. To the north is zoned R-2 and is vacant and undeveloped. To the
east of this site is also all R-2 and has single-family residences along Stagecoach past
McHenry Creek to Brodie Lane. To the south is also zoned R-2 and is undeveloped
floodplain. To the southwest is zoned C-2 and Planned Commercial Development for
D's Catering, a vacant building for lease, and Horticare (down Sibley Hole Road).
Immediately west of the application area is zoned R-2 with a Conditional Use Permit to
allow Dreamland Child Development Center. West of this is also zoned R-2, but it is
occupied by Our Place Bar and Grill. This use is permitted by the grandfather clause.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The amendment area is currently shown on the Future Land Use Plan as Mixed Use. It
is located just east and adjacent to an area shown as Commercial on the plan. The
Mixed Use extends east along Stagecoach Road and is buffered from the surrounding
Single Family by a strip of Park/Open Space, which designates McHenry Creek's
floodway. Park/Open Space also surrounds the amendment area to the south to
recognize the floodway of Fourche Creek.
There have been no recent amendments in this area. The amendment area was
changed from Single Family to Commercial, Mixed Use and Park/Open Space in 1995
by Ordinance 17059.
FILE NO.: LU07-17-01 Cont.
MASTER STREET PLAN:
Stagecoach Road is shown as a Principal Arterial on the Master Street Plan. The
primary function of a Principal Arterial is to serve through traffic and to connect major
traffic generators or activity centers within urbanized areas.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Stagecoach since it is a Principal Arterial. These streets may require
dedication of right-of-way and may require street improvements for entrances and exits
to the site since this street is currently a two-lane road.
BICYCLE PLAN:
The Master Street Plan bicycle section shows a Class II bike route proposed along
Stagecoach Road. A Class II bikeway is located on the street as either a 5' shoulder or
six foot marked bike lane. Additional paving and right of way may be required.
PARKS:
According to the Master Parks Plan, the application area is within eight blocks of a park
or open space. Fourche Creek's floodplain is located just east of this area and is
designated as Park/Open Space on the Future Land Use map.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The applicant's property lies in the area covered by the Westwood -Stagecoach Dodd -
Pecan Lake Neighborhood Action Plan. The Zoning and Land Use goal states: "Protect
the residential integrity of the neighborhood by maintaining adequate separation or
sufficient buffering between residential and non-residential uses."
ANALYSIS:
The amendment area is located just east of the intersection of Interstate 430 and
Stagecoach Road. It is currently being used for residential houses and a small office
and is shown as Mixed Use on the Future Land Use Plan. Mixed Use requires a
Planned Zoning Development if the property is not going to be a mixture of residential,
office and commercial. The applicant has requested a change in zoning from R-2 and
0-1 to C-3 General Commercial, so a Land Use Amendment was necessary. This area
is bordered to the immediate west by Commercial, and this Commercial is a relatively
small area. The Mixed Use is buffered from Single Family on the east by a strip of
Park/Open Space, which represents the floodway of McHenry Creek. The proposed
amendment would change approximately 16 acres of land from Mixed Use to
Commercial. This would increase the amount of Commercial at this location from 13.75
2
FILE NO.: LU07-17-01 (Cont.
acres to almost 30 acres. As of this writing, there are 54.25 acres of Mixed Use at this
amendment area. This amendment would reduce the amount of Mixed Use to
approximately 38 acres. With this amendment, the land between Interstate 430 and
McHenry Creek would be split more equally between Commercial and Mixed Use.
The area has a real need for more commercial sites. Currently, residents of the Pecan
Lake and Stagecoach neighborhoods have to drive north to Colonel Glenn or west on
Stagecoach past the interstate for Commercial uses. The Mixed Use category is
usually assigned to an area in order to add the extra protection of a Planned Zoning
District requirement. Staff does not feel this site needs this special requirement due to
the large Park/Open Space and the remaining Mixed Use area buffer existing to the
east of this site.
This area has been mostly dormant for the past twenty years, but new residential
developments are currently moving to this area. Woodridge Estates, Waters Edge
Estates and Greenwood Acres have all developed recently with new single-family
residences. New residents in this area will increase the community's need for more
commercial development. There is one vacant building zoned C-3 southwest of this
amendment area, but otherwise there is little to no commercially zoned land available
east of the interstate. It is over a mile to the commercial on the west side of Interstate
430, and this land is already mostly developed as well.
The Pecan- Lake -Stagecoach Dodd -Westwood Neighborhood Action Plan does address
this issue. Their Land Use and Zoning goal states: "Protect the residential integrity of
the neighborhood by maintaining adequate separation or sufficient buffering between
residential and non-residential uses." This amendment would not only be buffered by
the remaining Mixed Use shown on the Plan, but, also by the wide strip of Park/Open
Space that crosses Stagecoach northeast of the amendment site.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Southwest Little Rock
United for Progress and Stagecoach Dodd. Staff has received one comment from an
area resident. The resident was not in favor of the change.
TAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
PLANNING COMMISSION ACTION: (AUGUST 30, 2007)
Brian Minyard, City Staff, made a brief presentation to the commission. Monte Moore
made a presentation of item 2.1 so the discussion could coincide with the discussion for
item 2. See item 2.1 for a complete discussion concerning the rezoning item.
i,
FILE NO.: LU07-17-01 (Cont.
Mr. Minyard, at the request of Commissioner Adcock, briefly explained the Future Land
Use plan and the amendment to Mary McKewen, a resident of the area.
A motion was made to approve the item as presented. The item was approved with a
vote of 8 ayes, 1 noes, 1 absent and 1 open position.
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