HomeMy WebLinkAboutminutesJanuary 29, 2004
ITEM NO.: 9 FILE NO.: LU04-15-01
Name: Land Use Plan Amendment - Geyer Springs - West Planning
District
Location: 10605 Sibley Hole Road
Request: Light Industrial to Industrial
Source: R. C. Coburn, Coburn Service Co.
PROPOSAL/REQUEST:
Land Use Plan amendment in the Geyer Springs - West Planning District from
Light 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 industrial tract basis rather than according to an overall
development plan. The applicant wishes to use the property for sand blasting
operations.
Prompted by this Land Use Amendment request, the Planning Staff expanded
the area of review to include all of the area shown as Light Industrial along both
sides of Sibley Hole Road west of the creek flowing approximately parallel to
Nash Lane south of Interstate 30. This expansion would provide land shown as
Industrial with frontage along 1-30.
EXISTING LAND USE AND ZONING:
The applicant's property is an outdoor sand blasting operation currently zoned 1-2
Light Industrial and is 6.42 acres t in size. The expanded area consists of
equipment storage yards zoned 1-2 along Sibley Hole Road and Meadow Lane
for a total of 27.51 ± acres of land, including the applicant's property. Most of the
land north of the expanded area is on the north side of 1-30, with the land west of
Sibley Hole Road consisting of vacant land zoned R-2, a miniature golf course,
and an equipment sales lot zoned C-4 Open Display Commercial on the east
side of Sibley Hole. The property to the east consists of large lot homes zoned
R-2 and a church zoned R-2 with a conditional use permit. The land to the south
is undeveloped property zoned 0-3 General Office. The land to the west
consists of the Southwest Regional Medical Center zoned 0-2 Office and
Institutional, vacant property zoned C-3, and houses on large lots zoned R-2.
The 1-30 /1-430 interchange occupies a considerable amount of acreage
northwest of the expanded area.
January 29, 2004
SUBDIVISION
I_ILl[e�s7
FILE NO.: LU04-15-01
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On August 4, 2003 a change was made from Light Industrial to Commercial on
Mabelvale Pike south of 1-30 about 3/ of a mile northeast of the applicant's
property to accommodate proposed development.
On April 2, 2002 a change was made from Single Family to Public Institutional on
Mabelvale Main Street at Woodman Street about 3/ of a mile southeast of the
application area to recognize existing conditions.
On October 17, 2000 a change was made from Mixed Office Commercial to
Service Trades District on the south side of W. Baseline Road west of Childers
Drive about a Y2 mile north of the applicant's property to accommodate proposed
development.
On September 19, 2000 a change was made from Mixed Use to Neighborhood
Commercial at the northwest corner of Mabelvale West and Mabelvale Main
Street about a Y2 mile southeast of the property in question to accommodate
proposed development.
On May 16, 2000 multiple changes were made from Single Family to Services
Trades District, Park / Open Space and Commercial on the west side of 1-430 at
W. Baseline Road starting about 3/ of a mile west of the application area to
recognize existing conditions.
The expanded area is shown as Light Industrial on the Future Land Use Plan.
The land to the north of 1-30 is shown as Mixed Office Commercial with some
Public Institutional shown at the northwest corner of Sibley Hole and 1-30. The
land to the east is shown as Park / Open Space for a creek, Light Industrial north
of Sibley Hole, Public Institutional for the church located on the south side of
Sibley Hole at Nash Lane, and Single Family south of Sibley Hole along Nash
Lane. The land to the south is shown as Office. The land west of Meadow Lane
is shown as Commercial with Public Institutional shown for the hospital to the
southwest.
MASTER STREET PLAN:
1-30 is shown on the Master Street Plan as a Freeway. The Arkansas Highway
and Transportation Department is making improvements to 1-30 to widen the
freeway and improve access. Sibley Hole Road is shown as a Collector Street
from 1-30 to Mabelvale Pike and is built with open drainage. Meadow Lane is a
street that is built with open drainage and serves as an industrial street at the
intersection of Sibley Hole and serves as a residential street to the south. The
Master Street Plan also shows the South Loop as a Proposed Principal Arterial
that will link 1-430 at the 1-30 interchange to 1-530 and will have a right-of-way line
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January 29, 2004
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: LU04-15-01
located west of the expanded area. There are no Bikeways shown that would be
affected by this amendment.
-•-
The Little Rock Parks and Recreation Master Plan of 2001 shows that the study
area is located west of a strip of land shown as a Potential Recreational
Opportunity along the banks of a creek. Development of the study area will need
to respect the integrity of the drainage system located in the 100 -year flood plain
of the creek as well as the integrity of the Potential Greenbelt shown in the plan.
HISTORIC DISTRICTS:
There are no historic districts that would be affected by this amendment.
City Recognized Neighborhood Action Plan:
The study area lies in the area covered by the Chicot West / 1-30 South
Neighborhood Action Plan. The Housing and Neighborhood Revitalization Goal
lists an action statement of concentrating development efforts in the more
urbanized northern portion of the study area and leaving the southern portion of
the study area as an "urban reserve." The study area lies near the northern
boundary of the study area. The Economic Development Goal lists an action
statement of attracting more Light Industrial uses to the area. This action would
reduce the area shown for Light Industrial in favor of more intense industrial
uses. Although the plan does not specifically mention the Industrial Future Land
Use category, the overall theme of the plan is to improve the image of the study
area by minimizing the objectionable impacts of new development on affected
neighborhoods. If a development more intense than allowed in a Light Industrial
category, the PZD process would need to be followed in order to minimize
potential negative impacts on the surrounding area.
ANALYSIS:
Areas shown as Industrial and Light Industrial need -good access to good
transportation facilities such as freeways and railroads. The expanded area is
characterized by good access to 1-30 due to the frontage of much of the property
along the 1-30 access road located on the south side of the freeway. The study
area may also be accessed from both directions on 1-30 at the Baseline /
Mabelvale interchange. The Baseline / Mabelvale interchange is also situated
near the 1-30 /1-430 interchange, which would further connect an area shown as
Industrial to the Interstate Highway network. Although most of the study area is
developed with existing uses, a large portion of the area shown as Light
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January 29, 2004
SUBDIVISION
ITEM NO.: 9 (Cont.
FILE NO.: LU04-15-01
Industrial remains undeveloped to allow future Light Industrial uses to move into
the neighborhood. Industrial and Light Industrial areas are needed in the city.
The Industrial areas are listed in order of decreasing size are located at the Port;
65th Street and Scott Hamilton; Asher Avenue; and the Airport. Light Industrial
areas are listed in order of decreasing size are located at Otter Creek, the
Airport, the Shackleford Road corridor and at Sibley Hole and 1-30. A change to
Industrial in the study area would allow property to be redeveloped for more
intense industrial uses, which could move into the area in the future, although
land is available in other areas of the city shown as Industrial.
The uses located in areas shown as Industrial typically need to be isolated from
less intense uses. The isolation of this property from less intense uses is
achieved through the presence of the PK/OS along the nearby creek floodway to
the east, which is intended to serve as a buffer between the applicant's property
and the houses to the east. However, depending on the mass and scale of
industrial development, the buffer provided by the area shown as Park / Open
Space may not be enough to properly protect the area shown as Single Family
from negative affects produced by outdoor industrial activity. Steps need to be
taken to insure that the area shown as PK/OS provides a sufficient barrier to
minimize the visual, noise, and possibly odor impacts on the residents located on
Nash Lane. A strip of PK/OS is typically more effective as a buffer for Light
Industrial uses since LI is characterized by industrial processes that take place
indoors thus allowing the industrial buildings to hide any objectionable effects of
industrial processes from neighboring uses. The uses that are more typical of
the Industrial category are characterized by activities that take place outdoors in
which objectionable effects are not hidden by a building, and would therefore
negate any buffer provided by a strip of PK/OS.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: SW Little Rock
UP, WCLR Coalition of Neighborhoods, Santa Monica Neighborhood
Association, Allendale Neighborhood Association, Chicot Neighborhood
Association, Cloverdale Neighborhood Association, Deer Meadow Neighborhood
Association, Legion Hut Neighborhood Association, Mavis Circle Neighborhood
Association, Pinedale Neighborhood Association, Rob Roy Way Neighborhood
Association, Shiloh Homeowners Association, Town & Country Estates
Neighborhood Association, West Baseline Neighborhood Association, Yorkwood
Neighborhood Association, Oxford Valley Homeowners Association, and Meyer
Lane Neighborhood Association. Staff has received one comment in support of
the change.
112
January 29, 2004
SUBDIVISION
ITEM NO.: 9_ (Cont.) FILE NO.: LU04-15-01
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate. This change would allow outdoor
uses that would not be negated by the buffer provided by the PK/OS, which
currently works to help protect the residential integrity of the Single Family shown
on Nash Lane.
PLANNING COMMISSION ACTION: (JANUARY 29, 2004)
Brian Minyard, City Staff, made a brief presentation to the Commission.
Donna James made a presentation of item 9.1 so the discussion could coincide
with the discussion for item 9. See item 9.1 for a complete discussion
concerning the Short Form Planned Development - Industrial.
RC Colburn made a presentation supporting the application and included some
of the history of the site. He spoke of the fact that he had been in business at the
site when it was in the county.
Jim Bershen, with Scott Equipment, spoke in opposition to the land use plan
amendment and of future development along 1-30.
A motion was made to approve the item as presented. The item was denied with
a vote of 0 ayes, 11 noes, and 0 absent.
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Vicinity Map
PLAN AMENDMENT
Case: LU04-15-01
Location: 106011-30
Ward: 7
PD: 15
CT: 41.03
TRS: T1SR13W3
0 250 500 1,000 Feet
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Vicinity Map
PLAN AMENDMENT
Case: LU04-15-01
Location: 106011-30
Ward: 7
PD: 15
CT: 41.03
TRS: T1SR13W3
0 250 500 1,000 Feet
Vicinity Map
AREA ZONING
Case: LU04-15-01 N
Location: 106011-30
Ward: 7
PD: 15 0 250 500 1,000 Feet
CT: 41.03
TRS: T1SR13W3