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HomeMy WebLinkAboutminutesJanuary 17, 2008 ITEM NO.: A FILE NO.: LU07-16-02 Name: Land Use Plan Amendment - Otter Creek Planning District Location: North of County Line Road on the east side of Vimy Ridge Road Request: Single Family to Neighborhood Commercial Source: Robert A. Roberts, Kittler-Roberts Group PROPOSAL/REQUEST: Land Use Plan amendment in the Otter Creek Planning District from Single Family to Neighborhood Commercial. Neighborhood Commercial represents services in close proximity to a neighborhood, providing goods and services to that neighborhood market area. The applicant is proposing a zoning change to C-1 Neighborhood Commercial. EXISTING LAND USE AND ZONING: The property is zoned R-2 Single Family and is currently vacant. The property is surrounded to the north, west and east by R-2 Single Family zoning. Most of this R-2 land is developed with single family residences, but some of the R-2 zoned land remains undeveloped. To the southwest at the corner of Vimy Ridge Road and County Line Road is zoned C-1 Neighborhood Commercial for a Dollar General store. Immediately south and adjacent to the amendment area is zoned C-3 for a gas station with convenience store. Southeast of this site on County Line Road is zoned MF -6 Multifamily District and is vacant and undeveloped. South of County Line Road is Saline County, which the City does not zone. This area is within Shannon Hills and is largely rural in nature with single family residences and an elementary school on County Line Road. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: Ordinance 18865 amended the property immediately west of this application from Low Density Residential to Neighborhood Commercial in 2002. The amendment site is currently shown as Single Family on the Future Land Use Plan. Single Family extends to the north and east of this site. West of this site is shown as Neighborhood Commercial. Northwest is shown as Suburban Office and south is shown as Commercial. MASTER STREET PLAN- Vimy Ridge Road is shown as a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide January 17, 2008 ITEM NO.: A (Cont.) FILE NO.: LU07-16-02 short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Vimy Ridge since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: There are no bike routes in the immediate vicinity. FWATUTUS According to the Master Parks Plan, this area is located within eight blocks of a park or open space. Northeast of this amendment site is Alexander Road park. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: This area is covered by the Chicot West/1-30 South Neighborhood Action Plan. The Economic Development goal states: "Provide a mixed commercial/residential environment that will promote the safety, attractiveness, and value of the area while creating a competitive and adaptable economic climate that encourages investment and diversity of employment opportunities." It also states: "Expand Neighborhood Commercial uses at the intersections of Arterials." ANALYSIS: The application property is currently vacant. The proposed amendment would change approximately 1.5 acres on the eastern side of Vimy Ridge Road from Single Family to Neighborhood Commercial. This amendment would make the land use plan symmetrical at this intersection with a buffer of Neighborhood Commercial surrounding the Commercial shown at the intersection of Vimy Ridge Road and County Line Road. The site is located at the intersection of Vimy Ridge Road and County Line Road. These are both classified as Minor Arterials on the Master Street Plan, and this is a highly used intersection. While this part of the city is fairly rural in nature, the high number of single family residences from Saline County travel north along Vimy Ridge Road to access Interstate 30 creates quite a bit of traffic. A convenience store and gas station is currently located at the northeast corner of this intersection. That corner is already zoned C-3 to permit this usage. On the northwest corner is a Dollar General store, which is zoned C-1 Neighborhood E January 17, 2008 ITEM NO.: A Cont. FILE NO.: LU07-16-02 Commercial. Approximately a mile north of this site is the Vimy Ridge Road and Alexander Road intersection. That intersection was changed to Commercial on the Land Use Plan on the northwest and southeast corners. If the proposed site is approved for Neighborhood Commercial, the neighborhood might be able to acquire new or different types of businesses to the area. The area has a real need for more commercial sites. Residents have to drive either to Otter Creek, Baseline, or Saline County for most of their local commercial needs. This area has been mostly dormant for the past twenty years, but new residential developments are currently moving to this area. One large subdivision north of this site on the west side of Vimy Ridge Road is in the final plat stage. In the past five years, many new houses have developed south of County Line Road in the Shannon Hills area. While there are some commercial opportunities in Saline County, new residents in this area will increase the community's need for more commercial development both in Saline and Pulaski County. There appears to be an increased interest in single family residences at a more suburban/urban density rather than the more traditional rural density. There are several new subdivisions being built along County Line Road and another is in progress along Alexander Road, which is north of this amendment site. These new subdivisions could mean a need for more local retail and employment sites. The only other area for commercial development is north of this site at the intersection of Vimy Ridge Road and Alexander Road. Most of the other existing areas shown as non-residential on the Future Land Use Plan are occupies, so there are no longer options besides expanding the existing non-residential areas to meet the growing need. The Chicot West 1-30 Neighborhood Action Plan addresses many issues concerning Vimy Ridge Road. The Plan is in favor of Neighborhood Commercial development at the intersection of arterials and also states the need for more restaurants in the area. The Economic Development goal states: "Provide a mixed commercial/residential environment that will promote the safety, attractiveness, and value of the area while creating a competitive and adaptable economic climate that encourages investment and diversity of employment opportunities." NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Quail Run, Alexander Road and Southwest Little Rock United for Progress. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. 3 January 17, 2008 ITEM NO.: A Cont.) _ _ FILE NO.: LU07_ 1 6-02 PLANNING COMMISSION ACTION: (JANUARY 17, 2008) The item was placed on consent agenda for approval. By a vote of 10 for, 0 against the consent agenda was approved. LI Vicinity Map Plan Amendment Case: LU07-16-02 N Location: Vimy Ridge Rd. SF to NC Ward: 7 PD: 16 0 150 300 Feet CT: 41.04 TRS: TIS R13W16 Vicinity Map ronin Case: LU07-16-02 N Location: Vimy Ridge Rd. SF to NC Ward: 7 PD: 16 0 150 300 Feet CT: 41.04 TRS: TIS R13W16