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HomeMy WebLinkAboutStaff report augustAugust 17, 2006 ITEM NO.: A FILE NO.: LU06-16-02 Name: Land Use Plan Amendment - Otter Creek Planning District Location: South of Alexander Road, east of Otter Creek Request: Light Industrial to Single Family Source: Paul Keith Everett PROPOSAL / 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-family detached, attached, patio or garden homes and cluster homes. The 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 logical Plan pattern if approved. EXISTING LAND USE AND ZONING: The property 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 of the area is zoned 1-2 Light Industrial, 1-1 Industrial Park and 1-3 Heavy Industry. The 1-1 and 1-2 north of the site is rural pastureland. The 1-3 Heavy Industrial to the 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 zoned R-2 Single Family and are rural large -lot home sites for the most part. To the southeast is a large tract of PR, Park zoning for an undeveloped park owned by the City. To the east is R-2 Single Family zoning with a Mobile Home Park and non -conforming business as well as rural pastureland and homes. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: 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 miles to the southeast of the site. The change was made to allow for a proposed development. August 17, 2006 April 2, 2002, a package of changes was made at the intersection of Vimy Rid and County Line Road. A change from Single Family, Low Density Single Family, Suburban Office and Neighborhood Commerc' Ridge mile to the south of the application area. The changes Residential to future development. Commercial. This area is a nges were made to allow for The Plan shows this site for Light Industrial use. North of th Industrial use. To the east is Low Density Residential and Si South of the site is Park Open Space and Pu e site is Light Mixed Office Commercial and Light Industrial use Institutional usee ly To tlhe west is use with a little Industrial use. MASTER STREET PLAN; Alexander Road is shown as an Arterial on the plan. An Ade move traffic in and through the urban area. Alexander Road iCurr designated lane rand with ditches. The City has no funds s eptly a two - real functions to this Arterial at this time. It is not built to standard ad ' ' emen far the improvement of street improvements may be required. dot+oral right -of --way and 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 separate pavement area for the sole use of bicycles. have a separate PA_: The Little Rock Parks and Recreation Master Plan shows this blocks of a public park or open space. Alexander Park is to site ut a within 8- 80 acres and undeveloped the southeast. It is HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected ffected by this G The Site is within the Chicot West, 1-30 East Neighb ood P lan. The Neighborhood Plan identified two infrastructure needs in this area: to widen Alexander Road with sidewalk, curb, gutter and bicycle lane flooding problem at the bridge over Otter Creek on Alexander Road correct Road. 2 August 17, 2006 ANALYS The application area is in a section of Little form. There has been a Rock that has remained i There is a re has minimal new development in the area of th scattering of structures on the land re n a rural Portion of the Site Was a e last decade. Purchased this tract. Light Industrial questing a Plan Change A of the amendment t. Arkansas P tYPL of use. The applicant has now Power and Light owns the western -most section n Alex Vedic a trail a daremains a two -land road. The volume is re future development y Cin 2004). This road is classified as an Ad to be Ament on this land should be cons#rut#ed ass dust over Road will be a four to six land rand Arterial end any assuming that Alexander To the north is rural Industrial and 1-1, Ind steal Pa but this land is zoned Industrial r~!-2, Light requesting a Plan change ) There is a scatteringg t and I-1. 9 The property is currently zoned Industrial, b the land East of the site is rural home sites zoned on the Plan for Single Family. I, both !-2 the east with a small non -conforming s a small mobile Single Family and shown g business. me park immediately to The applicant has re construct a new home this Plan change and reclassification ' east of Otter Creek is vn the property. Generally south of Alexa Alexander Planned as residential with Light industrial rn order to Road. There is an area of Low Density Alexander Road and site in the location of e mobile home to the north of s site in the south of of a mobile Y Residential to the easf of ibis Park. Beside this Property land is all owned b Road. There is additional_2 land there is no institutional. Y Arkansas Power and Light. The Plan shows The actual use is for a storage facility, e ever, this capacity and electrical sub -station. ws it for Public emergency generator The large area of indusfrial south of the railroad has been zoned for man ailroad line intended to be Y Years with no s north of Alexander Road has divested itself of �lwetchm activity. This land was g Yard with related originally switching property. Thus the area s not hike! that time the railroad g Yard. The lack of development Industrial on the Plan and zoned Proposals Y to become a needed. p Avsals and the large does rase the question, if theindustrial amountis f Light Several years ago the Cit still north and did modify y did initiate a Land Use review Of the Industrial from Indust of and Light rge area und Property Mixed Commercial Industrial and Light the not feel it could than ustIn t has discussed the idea of large-lotlfurther. with the zoning pattern the However noIn the past at least one City did activity resulted from fh sstalk tial fora property owner Portion vi this property. 3 August 17, 2006 ITEM NO: A(CONT) FILE NO.:'LU06-16-02 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 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. August 17, 2006 ITEM NO: A[CONT LE NO.: LU06-16-02 STAFF UPDATE: (August 17, 2006) No new information has been provided. Staff recommendation remains unchanged. 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