HomeMy WebLinkAboutBoard of Directors itemsOFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
NOVEMBER 7, 2006 AGENDA
Subject
Land Use Plan
Amendment in the Otter
Creek District from Light
Industrial to Single Family
Submitted by:
Planning & Development
SYNOPSIS
FISCAL IMPACT
RECOMMENDATION
CITIZEN
PARTICIPATION
BACKGROUND
Action Required
Ordinance
Resolution
Approval
Information Report
Approved By
Bruce Moore
.A Land Use Plan Amendment in the Otter Creek Planning
District from Light Industrial to Single Family along the
south side of Alexander Road, east of Otter Creek.
I None determined
Staff recommends approval. The Little Rock Planning
Commission voted 9 for, 0 against to recommend the
change at the September 28, 2006 meeting.
Planning Commission held a public hearing on September
28, 2006. The Alexander Road, Meyer Lane, and Quail
Run Neighborhood Associations and SW Little Rock UP
were notified of the proposed change as were surrounding
residents.
The application area is in a section of Little Rock that has
remained in a rural form. There has been minimal new
development in the area of the last decade.
BACKGROUND
CONTINUED
There is a scattering of structures on the land requesting a
Plan change. A portion of the site was a Light Industrial
type of use. The applicant has now purchased this tract.
Arkansas Power and Light owns the western -most section
of the amendment area.
Alexander Road remains a two -land road. The volume is
reported to be just over 2000 vehicle trips a day (in 2004).
This road is classified as an Arterial and any future
development on this land should be constructed assuming
that Alexander Road will be a four to six land road.
To the north is rural pastureland, but this land is zoned
Industrial (I-2, Light Industrial and I-1, Industrial Park).
There is a scattering of structures on the land requesting a
Plan change. The property is currently zoned Industrial,
both I-2 and I-1. East of the site is rural home sites zoned
R-2 Single Family and shown on the Plan for Single
Family. There is a small mobile home park immediately to
the east with a small non -conforming business.
The applicant has requested this Plan change and
reclassification in order to construct a new home on the
property. Generally south of Alexander Road and east of
Otter Creek is planned as residential with Light Industrial
to the north of Alexander Road. There is an area of Low
Density Residential to the east of this site in the location of
a mobile home park. Beside this property there is no
Industrial south of Alexander Road. There is additional I-2
land however, this land is all owned by Arkansas Power
and Light. The Plan shows it for Public institutional. The
actual use is for a storage facility, emergency generator
capacity and electrical sub -station.
The large area of industrial south of the railroad line, north
of Alexander Road has been zoned for many years with no
activity. This land was originally intended to be a rail -
switching yard with related uses. Since that time the
railroad has divested itself of the property. Thus the area is
not likely to become a switching yard. The lack of
development proposals and the large amount of Light
Industrial on the Plan and zoned, does raise the question, if
the industrial is still needed.
4
BACKGROUND
CONTINUED
Several years ago the City did initiate a Land Use review
of the property to the north and did modify a large area to
Mixed Commercial Industrial and Light Industrial from
Industrial and Light Industrial. With the zoning pattern the
City did not feel it could change the Plan further. In the
past at least one property owner has discussed the idea of
large -lot residential for a portion of this property.
However no activity resulted from this talk.
CUuxently the Plan goes from Single Family to Light
Industrial with no transition or buffer. A change for this
Property would remove all the Light Industrial south of
Alexander Road for the Plan. While there would be some
industrial zoning still in-place, it would be all Arkansas
Power and Light ownership. Otter Creek would
make a good buffer. Since the Public Institutional area is a
power generation area a buffer would be appropriate.
A modification to the Plan would appear to result in a more
defensible and appropriate land use configuration. Using a
major road as a land use change line is more appropriate
than having two such dissimilar uses contiguous. An
Arterial could create a large gap between the uses as long
as the orientation of the uses on either side is
,omplimentary.
3
FILE NO.:
Name: Land Use Plan Amendment - Otter Creek Planning District
Location: South of Alexander Road, east of Otter Creek
Re 9nest: Light Industrial to Single Family
Som: Paul Keith Everett
PROPOSAL I REQUEST:
Land Use Plan amendment in the Otter Creek Planning District from Light
Industrial to Single Family. Single Family represents residential single-family
developments not to exceed 6 dwelling units per acre, such as single-famil
detached, attached, patio or garden homes and cluster homes. The y
accompanying application is to rezone a tract to R-2 Single Family for a single-
family home.
Prompted by this Land Use Amendment request, the Planning Staff expanded
the area of review to include all the Light Industrial land south of Alexander
Road
and east of Otter Creek. This would result in a more lo
approved. gical Plan pattern if
EXISTING LAND USE AND ZONING;
The properly is rural with a business and a house, currently zoned 1-2 Light
Industrial and 1-1 Industrial Park with 26.25 acres t in size. North and west
area is zoned 1-2 Light Industrial, 1-1 Industrial Park and I-3 Heavy Industry. Thee
1-1 and 1-2 north of the site is rural pastureland. The 1-3 Heavy Industrial to
e
northwest is rural wooded land east of Otter Creek and partial developed with
an
industrial plant west of Otter Creek. The 1-2 land west and southwest of the site
is mostly open land with generators for Entergy (APL). Beyond this is all z te
R-2 Single Family and are rural large -lot home sites for the most part. To zoned
e
southeast is a large tract of PR, Park zoning for an undeveloped park owned b
the City. To the east is R-2 Single Family zoning with a Mobile Home Park y
non -conforming business as well as rural pastureland and homes. and
FUTURE LAND USE PLAN AND RECFNT ❑hrtP:nInF1Ar.I—
July 16, 2002, a change was made from Single Family to Low Density
Residential, west of Heike Road at the County Line. This area is several mile
the southeast of the site. The change was made to allow for a proposed s to
u
development.
April 2, 2002, a package of changes was made at the intersection of Vim Ride
and County Line Road. A change from Single Family, Low Density Resident ag to
FILE NO.: LU06-16.02 (Cont.
Single Family, Suburban Office and Neighborhood Commercial. This area is a
mile to the south of the application area. The changes were made to allow for
future development.
The Plan shows this site for Light Industrial use. North of the site is Light
Industrial use. To the east is Low Density Residential and Single Family use.
South of the site is Park Open Space and Public Institutional use. To the west is
Mixed Office Commercial and Light Industrial use with a little Industrial use.
MASTER STREET PLAN:
Alexander Road is shown as an Arterial on the plan. An Arterial functions to
move traffic in and through the urban area. Alexander Road is currently a two-
lane road with ditches. The City has no funds designated for the improvement of
this Arterial at this time. It is not built to standard, additional right-of-way and
street improvements may be required.
BICYCLE PLAN:
The Master Street Plan, Bicycle section, calls for Class I Bike Routes along
Alexander Road and along Otter Creek. Class I Bike Routes have a separate
pavement area for the sole use of bicycles.
PARKS:
The Little Rock Parks and Recreation Master Plan shows this site to be within
8 -blocks of a public park or open space. Alexander Park is to the southeast. It is
80 acres and undeveloped.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The Site is within the Chicot West, 1-30 East Neighborhood Plan. The
Neighborhood Plan identified two infrastructure needs in this area: to wider
Alexander Road with sidewalk, curb, gutter and bicycle lane, and to correct
flooding problem at the bridge over Otter Creek on Alexander Road.
ANALYSIS:
The application area is in a section of Little Rock that has remained in a rural
form. There has been minimal new development in the area of the last decade.
2
FILE NO.: LU06-16-02(ConQ
There is a scattering of structures on the land requesting a Plan change. A
portion of the site was a Light Industrial type of use. The applicant has now
purchased this tract. Arkansas Power and Light owns the western -most section
of the amendment area.
Alexander Road remains a two -land road. The volume is reported to be just over
2000 vehicle trips a day (in 2004). This road is classified as an Arterial and any
future development on this land should be constructed assuming that Alexander
Road will be a four to six land road.
To the north is rural pastureland, but this land is zoned Industrial (1-2, Light
Industrial and 1-1, Industrial Park). There is a scattering of structures on the land
requesting a Plan change. The property is currently zoned Industrial, both 1-2
and 1-1. East of the site is rural home sites zoned R-2 Single Family and shown
on the Plan for Single Family. There is a small mobile home park immediately to
the east with a small non -conforming business.
The applicant has requested this Plan change and reclassification in order to
construct a new home on the property. Generally south of Alexander Road and
east of Otter Creek is planned as residential with Light Industrial to the north of
Alexander Road. There is an area of Low Density Residential to the east of this
site in the location of a mobile home park. Beside this property there is no
Industrial south of Alexander Road. There is additional 1-2 land however, this
land is all owned by Arkansas Power and Light. The Plan shows it for Public
institutional. The actual use is for a storage facility, emergency generator
capacity and electrical sub -station.
The large area of industrial south of the railroad line, north of Alexander Road
has been zoned for many years with no activity. This land was originally
intended to be a rail -switching yard with related uses. Since that time the railroad
has divested itself of the property. Thus the area is not likely to become a
switching yard. The lack of development proposals and the large amount of Light
Industrial on the Plan and zoned, does raise the question, if the industrial is still
needed.
Several years ago the City did initiate a Land Use review of the property to the
north and did modify a large area to Mixed Commercial Industrial and Light
Industrial from Industrial and Light Industrial. With the zoning pattern the City did
not feel it could change the Plan further. In the past at least one property owner
has discussed the idea of large -lot residential for a portion of this property.
However no activity resulted from this talk.
Currently the Plan goes from Single Family to Light Industrial with no transition or
buffer. A change for this property would remove all the Light Industrial south of
Alexander Road for the Plan. While there would be some industrial zoning still
in-place, it would be all Arkansas Power and Light ownership. Otter Creek would
3
FILE NO.: LU06-16-02 (Cont.)
make a good buffer. Since the Public Institutional area is a power generation
area a buffer would be appropriate.
A modification to the Plan would appear to result in a more defensible and
appropriate land use configuration. Using a major road as a land use change
line is more appropriate than having two such dissimilar uses contiguous. An
Arterial could create a large gap between the uses as long as the orientation of
the uses on either side is complimentary.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Alexander Road,
Meyer Lane, and Quail Run Neighborhood Associations and SW Little Rock UP.
Staff has received one request for additional information from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
PLANNING COMMISSION ACTION: (MAY 25, 2006)
The applicant failed to provide the required notice and the item was placed on
consent agenda for Defer. By a vote of 7 for 0 against the consent agenda was
approved.
STAFF UPDATE:
At the request of a property area the amendment area has been reduced. The
ownership of AP&L will not be included in this change. At a later date, Staff will
bring a change from Light Industrial to Public Institutional for this land. (Over
90% of AP&L land is current shown as Public Institutional.) Staff recommends
approval of the modified Land Use Plan amendment from Light Industrial to
Single Family.
PLANNING COMMISSION ACTION: (JULY 6, 2006)
The applicant failed to complete the required notifications. The item was placed
on the consent agenda for deferral. By a vote of 9 for and 0 against the consent
agenda was approved.
4
FILE NO.: LU06-16-02 (Cont.
STAFF UPDATE: (AUGUST 17, 2006)
No new information has been provided.
Staff recommendation remains unchanged.
LANNING COMMISSION ACTION: (AUGUST 17, 2006)
The applicant failed to provide the required notification material. The item was
placed on consent agenda for deferral to September 28, 2006. By a vote of
10 for and 0 against the consent agenda was approved.
STAFF UPDATE:
(SEPTEMBER 28, 2006)
There have been no changes to the application since the last hearing. Staff
remains in support of the requested change from Light Industrial to Single
Family.
PLANNING COMMISSION ACTION:
(SEPTEMBER 28, 2006)
The item was placed on consent agenda for approval. By a vote of 9 for,
0 against the consent agenda was approved.
5
ORDINANCE NO
AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222)
IN THE OTTER CREEK PLANNING DISTRICT FROM LIGHT
INDUSTRIAL TO SINGLE FAMILY; AND FOR OTHER
MATTERS.
WHEREAS, the Little Rock Planning Commission at their September 28, 2006
public hearing recommends the change.
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS
OF THE CITY OF LITTLE ROCK, ARKANSAS:
SECTION 1. That an area south of Alexander Road, east of Otter Creek amended
from Light Industrial to Single Family.
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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Vicinity Map
Plan Amendment
Case: LU06-16-02
Location: South of Alexander Road
East of Otter Creek
LI to SF
Ward: 7
PD: 16 0 500 1,000 Feel
CT: 41.04
TRS: T1SR13W16
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Vicinity Map
Case: LU06-16-02
Location: South of Alexander Road
East of Otter Creek
LI to SF
Ward: 7
PD: 16 0 500 1,000 Fee[
CT: 41.04
TRS: T1SR13W16