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HomeMy WebLinkAboutstaff reportApril 4, 2013 ITEM NO.: 6 Name: Southwest Area Land Use Plan Amendment FILE NO.: LU13-01 Location: South of Interstate -30, West of Interstate -530 and north of the County Line Request: Various Source: Staff PROPOSAL/REQUEST: As part of the City's efforts to keep the Future Land Use Plan current, Staff reviewed the Plan in the area south of Interstate 30, west of Interstate 530 and north of the County Line. The package started with nineteen (19) change areas. Area 1 was dropped late in the review process, leaving eighteen (18) areas with changes proposed in the `package': Area 2 is east of Alexander Road, north of the railroad tracks (Town of Alexander). A change from Mixed Commercial Industrial to Industrial. The Industrial category encompasses a wide variety of manufacturing, warehousing research and development, processing, and industry related office and service activities. Industrial development typically occurs on an individual tract basis rather than according to an overall development plan. Area 3 is two areas: one along the west side of Vimy Ridge Road, south of Alexander Road and the other along the south side of Alexander Road, west of Otter Creek. A change from Residential Low Density to Public Institutional (along Vimy Ridge Road) and Light Industrial to Public Institutional (along Alexander Road). Public Institutional includes public and quasi -public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. Area 4 is two Areas: one north of the MoPac Railroad line to Mabelvale West, west of Mabelvale, and one south of the MoPac Railroad line, between the South Loop and Sardis Road. A change from Mixed Commercial Industrial to Mixed Use (north of the rail line) and to Service Trades District (south of the rail line). Mixed Use provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. And Service Trades District provides for a selection of office, warehousing, and industrial park activities that primarily serve other office service or industrial businesses. The district is intended to allow support services to these businesses and to provide for uses with an office component. A Planned Zoning District is required for any development not wholly office. April 4, 2013 ITEM NO.: 6 (Cont.) FILE NO.: LU13-01 Area 5 is the north west of the Nash Road-Mabelvale West Road intersection. A change is from Mixed Use and Residential Low Density to Public Institutional. Public Institutional includes public and quasi -public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. Area 6 is the Angel Court Subdivision, north of Mabelvale West Road. A change is from Office to Residential Low Density. Residential Low Density provides for single family homes at densities not to exceed 6 units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. Area 7 is along the southeast side of Mann Road, near Dartmoor Drive. A change is from Industrial to 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. Area 8 is along the north west side of Mann Road, west of Dartmoor Drive. A change from Commercial to 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. Area 9 is area either side of Mabelvale Cutoff Road from Heinke Road to Legion Hut Road. A change from Mixed Use to Residential Low Density. Residential Low Density provides for single family homes at densities not to exceed 6 units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. Area 10 is two areas along the south frontage of Interstate -30, either side of Production Drive. A change from Light Industrial to Commercial. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. Area 11 is two areas along the south frontage of Interstate -30, either side of Chicot Road. A change from Commercial to Light Industrial (west of Chicot Road) and Industrial to Light Industrial (east of Chicot Road). 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. 4 April 4, 2013 ITEM NO.: 6 (Cont.) FILE NO.: LU13-01 Area 12 is at the southeast corner of Baseline Road and Dailey Drive. A change from Office and Residential Low Density to Public Institutional. Public Institutional includes public and quasi -public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. Area 13 is south of Mabelvale Cut-off Road, east of Rob Roy Way. A change from Residential High Density to Residential Medium Density. Residential Medium Density accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi -family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. Area 14 is along the east side of Geyer Springs Road, north of the City Limits. A change from Residential Low Density to Public Institutional. Public Institutional includes public and quasi -public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. Area 15 is two areas along the west side of Geyer Springs Road, one south of Valley Road the other north of Valley Road. A change from Residential Low Density (south of Valley) and Office (north of Valley) to Public Institutional. Public Institutional includes public and quasi -public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. Area 16 is along the east of Arch Street Pike from 65th Street to Baseline Road. A change from Mixed Commercial Industrial to Service Trades District, Service Trades District provides for a selection of office, warehousing, and industrial park activities that primarily serve other office service or industrial businesses. The district is intended to allow support services to these -businesses and to provide for uses with an office component. A Planned Zoning District is"required for any development not wholly office. Area 17 is either side of Dixon Road, west of Interstate -530. A change from Mixed Commercial Industrial to Light Industrial. The Industrial category encompasses a wide variety of manufacturing, warehousing research and development, processing, and industry related office and service activities. Industrial development typically occurs on an individual tract basis rather than according to an overall development plan. Area 18 is either side of Dixon Road, generally from Ironton Road to John Calvin Drive. A change from Mixed Commercial Industrial and Mining to Mixed Use. Mixed Use provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. Area 19 is either side of Arch Street Pike from Vinson Road to Pratt Road. A change from Mixed Commercial Industrial to Mixed Use and Commercial. Mixed Use provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning 5 April 4, 2013 ITEM NO.: 5 (Cont.) _ FILE NO.: LU13-01 District is required if the use is entirely office or commercial or if the use is a mixture of the three. And the Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve (at Pratt Road). ANALYSIS: The Planning and Development staff began reviewing this area in the second half of 2012. The existing development pattern, as well as existing zoning and recent re- classification actions were reviewed. After field visits and staff discussions, letters were sent to all neighborhood associations in the area and other neighborhood stakeholders asking for suggested changes in the area. Little comment was received from this contact. A package of changes, was developed by Staff and affected property owners identified. All the affected property owners were contacted about the possibility of changing the Land Use Plan designation of their property. Staff received numerous phone calls and email responses to that letter notifying them of the proposed changes. A couple of the property owners asked for meetings to discuss the proposed changes. Most contacts were informational only. There were several requests that no change be made in 'their' area. The final package of changes was developed and property owners together with neighborhood associations were contacted about the public hearing to consider the changes. Staff believes this package of changes is a 'clean-up' to more accurately reflect the current and likely future development pattern in the area of the changes. This resulting 'package' of changes should create a more accurate Future Land Use Plan that all can use, whether public or private. Area 2 is along the east side of Alexander Road, just north of the town of Alexander. It is currently a concrete plant with R-2 (Single Family District). To the south is the Town of Alexander with mostly wooded land. To the west is Saline County and developed with commercial uses. To the north and east is zoned C-4 (Open Displace District) and R-2 (Single Family District), with a couple of homes, liquor store and auto race track. The owners have indicated they plan to make future investments in this land and continue the concrete plant use, thus a designation of Industrial would be appropriate to reflect the current and likely future development pattern. Area 3 is two areas, one along the west side of Vimy Ridge Road, south of Alexander Road and one along the south side of Alexander Road at Otter Creek. Both of these areas are part of AP&L's ownership of a large power plant. The site is basically developed with a power generation and support facilities and is zoned 1-2 (Light Industrial District). To the east is R-2 (Single Family District) partially developed with businesses, homes and mobile homes. To the north is 1-3 (Heavy Industrial District) and mostly developed with a manufacturing plant. To the west is mostly zoned R-2 R April 4, 2013 ITEM NO.: 6 FILE NO.: LU13-01 (Single Family District) with homes and a couple businesses. To the south is 1-2 (Light Industrial District) zoned land where the majority of the power generation facility is located. Since the site is part of an existing power generation facility, Public Institutional would best represent the current and likely mid-term future use of the land. Area 4 is two areas. The first is south of the mainline of the MoPac between the South Loop and Sardis Road. It is primarily pasture land with a few homes along Sardis Road. Most of the area is zoned R-2 (Single Family District) with a portion zoned 1-2 (Light Industrial District) and 1-1 (Industrial Park District). To the north and west is zoned 1-2 (Light Industrial District) with some 1-1 (Industrial Park District), C-3 (General Commercial District) and 0-3 (General Office District) and mostly undeveloped pasture land or wooded land. To the east and south is R-2 (Single Family District) with single- family homes along the main roads (Sardis and Alexander) and the remaining land undeveloped and wooded. With the construction of the South Loop and the development pattern north of the rail line, office warehouse showroom type development with some office is more likely for this area. The second area is north of the rail line to Mabelvale West Road and west of the South Loop. The majority of the area is wooded and undeveloped, with the eastern portion developed with an electric contractor. The area is zoned 1-2 (Light Industrial District), 1-1 (Industrial Park District), C-3 (General Commercial District), and 0-3 (General Office District). To the north is R- 2 (Single Family District) and 0-3 (General Office District) with a couple of churches and single-family homes. To the east is R-2 (Single Family District) with homes and a business, to the south across the rail line;is 1-2 (Light Industrial District) and R-2 (Single Family District) and pasture land. To the'. west is R-2 (Single Family District) and 1-2 (Light Industrial District) with a school and vacant industrial land. Based on the current zoning pattern and street network Mixed Use is an appropriate use pattern for this location. Area 5 is northwest of the Mabelvale West Road -Nash Road intersection. The area is 0-3 (General Office District) and R-2 (Single Family District) and is two religious institutions. To the west a single family house along Mabelvale West Road and a subdivision that is zoned R-2 (Single Family District). To the north and east is zoned R- 2 (Single Family District) and is large lot single-family homes. To the south wooded undeveloped land, zoned C-3 (General Commercial District) and 1-1 (Industrial Park District). With the area developed with two religious institutions the likely future development pattern of the area remain Public Institutional in nature. Area 6 is the single-family subdivision of Angel Court off of Mabelvale West Road. The land is zoned POD (Planned Office District) and developed with single-family homes. To the east and west the land is zoned R-2 (Single Family District). To the west are large -lot single-family homes and to the east is undeveloped wooded land. North of the area in question is zoned 1-2 (Light Industrial) with a business on it. South of the area is vacant cleared land zoned POD (Planned Office District) for future retail and office r� April 4, 2013 ITEM NO.: 6 (Cont. FILE NO.: LU13-01 development. The area of the amendment is developed as a single-family subdivision and this is not likely to change in the near future. Area 7 is an area along the southeast side of Mann Road, south of Dartmoor Drive. The area is developed with auto related businesses. The zoning is 1-2 (Light Industrial District). To the north is R-2 (Single Family District) zoning with non -conforming block plant on the site. To the west, east and south is R-2 (Single Family District),that is wooded and undeveloped. The area is developed with heavy auto related uses and is zoned Light Industrial. The development pattern is not likely to change and a designation of Light Industrial is more reflected of the current and likely future development of this area. Area 8 is north of the MoPac rail line, west of Dartmoor Drive. It is an existing block plant with a R-2 (Single Family District) zoning. To the north wooded undeveloped land zoned R-2 (Single Family District). To the west is vacant wooded land and zoned C-3 (General Commercial District). To the south is 1-2 (Light Industrial District) zoning with heavy commercial types of uses along Mann Road. The site is developed as a block plant, thus the likely future development pattern is consistent with the Light Industrial District. Area 9 is along and either side of Mabelvale Cutoff Road from Heinke Road to Legion Hut Road. The area is zoned R-2 (Single Family District) with single-family homes and some vacant land both wooded and cleared. To the north is zoned R-2 (Single Family District) and mostly undeveloped wooded land, along the eastern section there are some larger lot single-family homes. To.the south is R-2 (Single Family District) zoned land with larger lot homes. To the west is R-2 (Single Family District) land with a school and PR (Park District) zoned land with a city park. To the west of the site is zoned R-2 (Single Family District) with single-family houses and a few non -conforming businesses. This portion of Mabelvale Cutoff Road is both zoned and developed with single-family homes, Staff believes the best development pattern is for it to remain Single Family. Area 10 is two areas along the south frontage of Interstate -30 either side of Production Drive. The eastern portion is zoned 1-2 (Light Industrial District) but used for dealerships and a motel. The western section is a motel, bar, and rental business zoned C-3 (General Commercial District), C-4 (Open Display District) and 1-2 (Light Industrial District). To the south is zoned 1-2 (Light Industrial District) with several distribution type of businesses and some undeveloped land. To the west is C-4 (Open Display District) and C-3 (General Commercial District) with retail businesses. To the north across Interstate -30 is C-3 (General Commercial District), C-4 (Open Display District and 1-2 (Light Industrial District) land with various types of businesses. To the east is 1-2 (Light Industrial District) land that is either cleared and vacant or developed as Riggs Tractor (all the land is owned by Riggs Tractor). The area is made up of commercial businesses with a mix of zoning classifications. This pattern is likely to continue making the Commercial designation most appropriate for this area. E.* April 4, 2013 ITEM NO.: 6 (Cont.) FILE NO.: LU13-01 Area 11 is an area along the south side of Interstate -30. This area is now all zoned 1-2 (Light Commercial District) and has all been acquired by one owner (Riggs Tractor) for their use. To the north and west is zoned 1-2 (Light Industrial District) and is either developed with commercial or distribution businesses with some vacant land. To the north across interstate -30 is zoned C-4 (Open Display District), C-3 (General Commercial District) and PCD (Planned Commercial District) with various businesses and a fraternal organization located on the land. To the west PR (Park District) and R-2 (Single Family District) for a city park and single-family subdivision. The recent zoning and development indicate the most likely future development pattern for this area is as Light Industrial. Area 12 is an area of land located at the southeast corner of Baseline Road and Dailey Drive. There are two public use buildings — Post Office and Health Department offices with a proposal to add health department clinic space for this area. The land is zoned 0-3 (General Office District), POD (Planned Office District) and R-2 (Single Family District). To the south and southwest is R-2 (Single Family District) zoned land with single-family houses. To the east is PR (Park District) zoned land with the Southwest Community Center and Southwest Police Headquarters. To the north and northwest is 0-3 (General Office District), R-2 (Single Family District) and C-3 (General Commercial District) with office and single-family uses. All the existing and proposed uses in the plan area are Public or Quasi -public with a post office and public health related office and clinics. Area 13 is southeast of the Rob Roy Way— Mabelvale Cutoff Road intersection. There are single-family homes on the land, with a zoning of R-2 (Single Family District). To the north, south and east is R-2 (Single Family District) land with houses, a church and some vacant wooded land. To the west is C-3 (General Commercial District) zoning at the Mabelvale West-Chicot Road intersection. Much of this land remains vacant, with two relatively new retail businesses. The Plan has recommended High Density Residential for future development of this land. This type of development has often had issues in southwest Little Rock. Most of the residential in this section of Little Rock has been either single-family, mobile home, or apartments. A Medium Density Residential designation would provide an alternative residential type for the area. Area 14 is along the east side of Geyer Springs Road, just north of the City Limits. The area is developed with a church and religious school. The zoning of the land is R-2 (Single Family District). To the north, east and west is R-2 (Single Family District) zoning and is undeveloped wooded land. To the south is unzoned land beyond the City Limits. It is primarily undeveloped wooded land, with a scattering of residential and businesses. This area is developed with a church and school. The uses are not likely to change making the appropriate Land Use Plan designation Public Institutional. Area 15 is two areas along the west side of Geyer Springs Road, either side of Valley Drive. Both areas are religious institutions. The southern church with an R-2 (Single Family District) zoning and the northern with a PCD (Planned Commercial District) 9 April 4, 2013 ITEM NO.: 6 lCont.] FILE NO.: LU13-01 zoning. There is R-2 (Single Family District) land in all directions for the southern site, with homes to the south, east and west. To the north is vacant wooded land. There is a school to the east of the northern site zoned R-2 (Single Family District). To the west is also R-2 (Single Family District) with homes. Both to the north and south of the northern site is 0-3 (General Office District) land, which is vacant to the south but with an office to the north. Since both of these sites are existing religious institutions and likely to remain such, the appropriate designation would be Public Institutional for both sites. Area 16 along the west side of Arch Street Pike from the City Limits line to beyond Baseline Road. This is an area outside the City Limits and not zoned. There is a mix of uses including single-family commercial, a church and office as well as vacant wooded land. To the north is zoned M (Mining District) and is generally wooded and undeveloped or an open mine. To the east is not zoned and is either undeveloped wooded land or an open mine. To the south is not zoned and is first undeveloped wooded land followed by a single family subdivision. To the east is not zoned, across Arch Street Pike is a mix of single-family, commercial and industrial uses as well as vacant wooded land. The Mining operations to the east and north are slowly moving south and west, until such time'as those companies acquire the land for mining or buffer purposes, the appropriate development would be non-residential uses that could be close to mining and industrial uses. Service Trades District would seem to be an appropriate designation for the mid-term. Area 17 is the area either side of Dixon Road, west of Interstate -530. This area is outside the City Limits and is not zoned. The uses are heavy commercial and industrial some directly related to the mining operations to the north. There is no zoning in any direction from the plan change area. To the northwest is an open mine, while to the west is undeveloped wooded land. To the south is a mix of uses predominately single- family, but including churches, businesses and a mobile home park. To the east across Interstate -530 is primarily wooded vacant land but there is also a commercial business, beyond that is a public school. Light Industrial is more appropriate than Mixed Commercial Industrial to represent the current and likely future development pattern of this land since there are no traditional retail commercial businesses. Area 18 is the area either side of Dixon Road generally between John Calvin Drive and Ironton Road. There is no zoning and the majority of the area is single family with a scattering of businesses and churches as well as vacant wooded land. To the north are heavy commercial and industrial uses along Dixon Road with no zoning regulations. To the west and south are undeveloped wood land and open mining areas with a scattering of residential and businesses and no zoning. To the east across Interstate 530 is undeveloped wooded and pasture land with some houses and businesses and no zoning regulations. The area of the amendment is primarily single family homes with a mobile home park in the west portion of the area. There is a scattering of businesses in the area with some wooded undeveloped land as well. With no zoning regulations and 10 April 4, 2013 ITEM NO.: 6 (Cont.) FILE NO.: LU13-01 limited urban services, this development pattern is likely to continue. Thus, a Mixed Use designation is a good representation for the area. Area 19 is the area along Arch Street Pike from Vinson Road south to Pratt Road. This area is outside the City Limits and there are no zoning regulations in the area, The predominant use is single-family homes with a scattering of businesses and churches. There are no zoning regulations anywhere surrounding the amendment area. To the north are businesses along Arch Street Pike. Both to the east and west are larger acreage, a single-family tracts with a few subdivision. There is a scattering of businesses along some of the streets. To the south along either side of Arch Street Pike are businesses with a scattering of homes. This is a State Highway and as traffic increases the Highway Department may widen portions of the road. With no zoning regulations and limited urban services, the current pattern of use is likely to continue. This makes the Mixed Use classification the best representation of the current and likely future development pattern. There is a recommendation to show an area of Commercial at the Pratt Road -Arch Street Pike intersection. Pratt Road has an interchange at Interstate -530 making this intersection of more major importance in the general area and there is already a concentration of commercial uses at this location. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Allendale, Alexander Road, Chicot, Cloverdale, Deer, Meadow, Legion Hut, Santa Monica, Marvis Circle, Meyer Lane, OUR, Oxford Valley, Pinedble, Quail Run, Rob Roy Way, Rolling Pines, Shiloh Home Owners, Southwest Little Rock UPS, Upper Baseline, West Baseline, Windamere, Woodland Ridge Property Owner, and Yorkwood were also notified. Letters were sent to over 150 property owners in the area. Staff has received several informational calls from area residents as a result of the initial mailing in October. These were mostly informational. The second mailing was sent to approximately 130 property owners and the same neighborhood association and was mailed on March 5. Staff has received a couple phone calls of support (Areas 2 & 16) and a written opposition to the change along Mabelvale CutOff Road to Single Family (Area 9). STAFF RECOMMENDATIONS: This package of amendments is designed to make the Future Land Use Plan more representative of current and likely mid-term future uses for this area. Staff believes the changes are appropriate. 11