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Home My WebLink Aboutboard of directors itemsINFORMATION RELATIVE TO PLANNING COMMISSION BUSINESS FOR THE LITTLE ROCK BOARD OF DIRECTORS MEETING ON January 4, 2000 ITEM N0.# Planning Staff Recommends: Planning Commission Recommends: Right -of -Way Issues: Vote: 6 Ayes Land Use Plan Amendment in the 65t Street East Planning District for 4807 Ballinger Road from Single Family to Suburban Office (LU99-13-02) Denial f. NIA 5 Noes ' 0 Absent 0 Abstention Land Use Plan Amendment in the Geyer Springs West Planning District for 9125 Mann Road from Commercial 7 Multi -Family to Mixed Use (LU99-15-02) ITEM N0.# Planning Staff Recommends: Denial Planning Commission Recommends: Right -of -Way Issues: NIA Vote: 11 Ayes 0 Noes 0 Absent 0 Abstention Land Use Plan Amendment in the Chenal Planning District for 15500 Chenal Parkway from Office.tn,Mixed Office Commercial (LU99-19-02) ITEM N0.# Planning Staff Recommends: Planning Commission Recommends: Right -of -Way Issues: N/A Vote: 9 Ayes 11� Noes 0 Absent 1 Recuse OFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION JANUARY 4, 2000 AGENDA Subject Land Use Plan Amendment — Geyer Springs West - LU99- 15-02 — Mann Road at Stardust Trail SYNOPSIS RECOMMENDATION CITIZEN PARTICIPATION BACKGROUND Action gOrdinance Resolution Approval Information Report ubmitted By Cy Carney City Manager Land Use Plan amendment in the Geyer Springs West Planning District from Commercial and Multi -Family to Mixed. Planning Staff accepts Planning commission recommendation of approval. Planning Commission recommends approval by vote of 11-0-0 in favor. (December 2, 1999) Notices were sent to the following neighborhood associations: West Baseline N.A., Cloverdale N.A., and the Town and Country Neighborhood Association. The property is shown as Commercial along Mann Road and Multi -Family for the remainder. The land north of the property lies in a Commercial land use area with frontage on Baseline Road. Multi -Family borders the property on the east side. The property to the south is shown as Single Family. The applicant's property, approximately 1.93+ acres in size, is zoned a mixture of C-3 General Commercial along Mann Road and R-2 Single Family and R-5 Urban Residence zoning on Terrace Place. The expanded area is 2.65± acres. The West Baseline Alert Center, at the northeast corner of Stardust Trail and Mann Road is zoned C-3 General Commercial. A commercial building at the corner of Terrace Place and Mann Road is also zoned C-3. Three apartment buildings located on Terrace Place are zoned R-5. The remainder of the surrounding properties, including a mobile home park across the railroad tracks to the north, is zoned R-2. BACKGROUND CONTINUED Much of the residential uses in this area consist of the single- family residential patterns characteristic of the 1960's and 1970's. Typically, heavier uses, which mini -storage would fall into, would be placed on arterials or at least the intersection of a collector and an arterial. Mixed Use will allow non-residential uses in this area surrounded by multi -family and single family residential uses and will intrude deeply into the residential area. Staff will continue to explore the relationship between the more intense uses and residential. A PZD for the intended uses could work in this location, but only with a careful review of the design elements. FILE NO.: LU99-15-02 Name: Land Use Plan Amendment - Geyer Springs West Planning District Location: 9125 Mann Rd. Request: Commercial & Multi -Family to Mixed Use Source: Tom Folkner, Tom's Tavern PROPOSAL / REQUEST: Land Use Plan amendment in the Geyer Springs West Planning District from Commercial & Multi -Family to Mixed Use. Mixed Use provides for a mixture of residential, office, and commercial uses to occur. A Planned Zoning District (PZD) is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant wishes to use the property for a tavern, apartments and a mini -storage warehouse. Prompted by this Land Use Plan Amendment request, the Planning Staff expanded the area of review to include the entirety of the Commercial area which includes the West Baseline Alert Center. Expansion of the boundaries will make the boundaries more logical. With the expansion of the review area, the entirety of the commercial area shown on the land use plan between Stardust Trail and Terrace Place would be eliminated. EXISTING LAND USE AND ZONING: The applicant's property, approximately 1.93+ acres in size, is zoned a mixture of C-3 General Commercial along Mann Road and R-2 Single Family and R-5 Urban Residence zoning on Terrace Place. The expanded area is 2.65± acres. The West Baseline Alert Center, at the northeast corner of Stardust Trail and Mann Road is zoned C-3 General Commercial. A commercial building at the corner of Terrace Place and Mann Road is also zoned C-3. Three apartment buildings located on Terrace Place are zoned R-5. The remainder of the surrounding properties, including a mobile home park across the railroad tracks to the north, is zoned R-2. FILE NO.: LU99-15-02 (Cont. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The property is shown as Commercial along Mann Road and Multi -Family for the remainder. The land north of the property lies in a Commercial land use area with frontage on Baseline Road. Multi -Family borders the property on the east side. The property to the south is shown as Single Family. On June 15, 1999 a change was made from Single Family to Suburban Office and Service Trades District at the northwest corner of Baseline Road and the Mabelvale Pike / I-30 interchange about a mile northwest of the applicant's property. On December 5, 1995, a change was made from Single Family to Mixed Use on Mabelvale Cutoff west of Chicot Road about a mile southeast of the applicant's property. On December 61 1994, a change was made from Park Open Space to Commercial at Baseline and I-30 about three-quarters of mile northwest of the applicant's property. MASTER STREET PLAN: Mann Road is shown on the Master Street Plan as a Collector street from Baseline Road to Mabelvale Main Street. The Master Street Plan also indicates a proposed Class I Bikeway that will follow this section of Mann Road and link Forbing Road to the proposed South Loop. PARKS: The Master Parks Plan does not show any existing or proposed parks for this area. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The applicant's property is located in the area covered by the Chicot West / I-30 South Neighborhood Action Plan. The Economic Development goal of the plan includes the objective of retaining existing businesses. The Housing and Neighborhood Revitalization goal contains the objectives of concentrating development in the more urbanized northern section of the study area (wherein this lies) while encouraging home ownership throughout the study area. The Community Image goal includes the objectives of stricter code enforcement and,zoning reviews in the study area. 2 FILE NO.: LU99-15-02 (Cont. ANALYSIS: All development along Mann Road is along the south side of the street because of the railroad right-of-way that parallels Mann Road on the north. This area was annexed in 1980 and the use pattern of residential and pockets of commercial uses was already in existence. There are other pockets of commercial uses along Mann Road. However, very little new commercial development has taken place along this section of Mann Road. Much of the residential uses to the south consist of the single-family residential patterns characteristic of the 1960's and 19701s. Typically, heavier uses, which would include mini -storage, would be placed on arterials or at least the intersection of a collector and an arterial. Mixed Use will allow non- residential uses in this area surrounded by multi -family and single family residential uses, intruding deeply into the residential area. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: West Baseline N.A., Cloverdale N.A., and the Town and Country Neighborhood Association. Staff has received three comments from area residents. One is in support, one was neutral, and one is negative. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. The depth of the applicant's lot would allow non-residential uses to penetrate deeply into the residential subdivision. PLANNING COMMISSION ACTION: (OCTOBER 14, 1999) This item was placed on the consent agenda for deferral and was approved with a vote of 9 ayes, 0 noes and 2 absent. This item was deferred to December 2. PLANNING COMMISSION ACTION: (DECEMBER 2, 1999) Brian Minyard, of Staff, presented the item to the Commission. 3 FILE NO.: LU99-15-02 (Cont. Mr. Alan Beasley spoke on behalf of the applicant, Mr. Tom Faulkner. Mr. Beasley described the character of the proposed mini -storage warehouse and the dilapidated nature of the nearby apartments. Ms. Janet Berry spoke on behalf to the West Baseline Neighborhood Association in support of the application. Ms. Berry noted that they considered the long-term ramifications of a land use plan change. The neighborhood supported the concept that any commercial development in an area shown as Mixed Use would have to submit to the Planned Unit Development process. Finally, the neighborhood believes that Mixed Use would be an improvement over current uses in the area. Mr. Oley Rooker spoke in support of the application. Mr. Rooker attributed incidents of crime to residents in the neighboring apartments. The nearby apartments hurt businesses in the area. A conversation took place between the commission and staff about the merits of the land use change and the proposal itself. Mr. Walter Malone of staff explained that this application was for a minor land use plan amendment. Commissioner Herb Hawn replied that the land use was the issue but the actual proposal was a good -one. Commissioner Obray Nunnley asked why staff expanded the area under review but opposed the change. Mr. Malone explained that commercial and office uses already existed in the area and that the expansion included the corner of Mann Rd. and Stardust Dr. where the alert center is located. Commissioner Nunnley and Mr. Malone had a discussion about the Planned Unit Development process. A motion was made to approve the item as presented and was approved with a vote of 11 ayes, 0 noes and 0 absent. 4 LI 1, i d 41.05 ® Gs PD: 15 Ward: 7 El 9j, •�} ±d7 p �ry 5 G , mag1 1 9tlp� j �9 o r ,E 5F LI 1, i d 41.05 ® Gs PD: 15 Ward: 7 SF y• g�Q�.�� ! � J .• y �Y- o �ESrr'� — .—. � W ... _ — �4V�7D ~�, { .(� � •� SF SF PI ar• YA / -1 rR n �.J p 7 0 [-1 n f'a�' Cls P CC �nLi "� i+ruaR��' n a o a s v El r -4� -) mom Vicinity Map Plan Amendment i Case # LU99-15-02 9125 Mann Road CT: 41.05 TRS: T1SR13W2 PD: 15 Ward: 7 HE - 0 250 500 Feet Vicinity Map Area Zoning Case # LU99-15-02 9125 Mann Road Cr: 41.05 TRS: T1SR13W2 PD: 15 Ward: 7 0 250 500 Feet ��` ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE GEYER SPRINGS WEST PLANNING DISTRICT FROM COMMERCIAL AND MULTI -FAMILY TO MIXED USE; 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 Commercial located on Mann Road between Stardust Trail and Terrace Place and the western part of Multifamily located between Terrace Place and Stardust Trail be amended to Mixed Use on the Land Use Plan. 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: Mayor