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HomeMy WebLinkAboutminutesJanuary 20, 2005 ITEM NO.: 14 FILE NO.: LU05-15-01 Name: Land Use Plan Amendment - Geyer Springs -West Planning District Location: North side Mabelvale West Road, half mile west of 1-30 Request: Office to Mixed Use Source: Charlie Best, John Williams, JW, and Associates PROPOSAL/REQUEST- Land ROPOSAL/REQUEST: Land Use Plan amendment in the Geyer Springs -West Planning District from Office to Mixed Use and Public Institutional. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include areas east of this property to recognize existing Public Institutional operations. The Mixed Use category 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. The Public Institutional category includes public and quasi public facilities which provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. The applicant wishes to construct forty eight single family homes on the north side of the property, and unspecified office and commercial uses on the south portion of the property nearest Mabelvale West Road. EXISTING LAND USE AND ZONING: The property is vacant, partially cleared of trees, and currently zoned 0-3 Office and is 20.99 acres t in size. North of the property is a large industrial operation in an area zoned 1-2 Light Industrial District. Further north is additional 1-2 land hosting industrial operations. Northeast and east of the site is an area zoned R-2 Single Family District consisting of the River of Life Church at the northern end, and single family homes on large lots paralleling the site's eastern edge. The homes at the east vary in age and size ranging from early 1900's construction to larger 1970's era construction. About a quarter mile east of the site is a single family subdivision not accessible from the immediate area. East of the site and along Mabelvale West Road are parcels zoned 0-3 General Office District occupied by a Jehovah Witness Freedom Hall, R-2 land with a Missionary Baptist Church, additional R-2 land with an in-house daycare operating under a CUP, undeveloped 0-3 and C-1 Neighborhood Commercial District, an 1-1 Industrial Park District for a chemical business, and vacant 1-1 land. Additionally there is a tract of undeveloped land paralleling the local creek zoned OS -Open Space. Immediately south is zoned C-3 General Commercial District partially developed with a Post Office and remaining mostly vacant. Diagonally southwest of the property is R-2 occupied by the Mabelvale Magnet Middle School, and further January 20, 2005 SUBDIVISION ITEM NO.: 14 Cont. FILE NO.: LU05-15-01 south and west is undeveloped 1-2 land. Also to the west are multiple vacant C-3 Commercial parcels and developed 1-2 along Otter Creek East Boulevard. West of the property is a large area of R-2 remaining mostly undeveloped, and 0-2 developed with the 30 -acre Southwest Regional Medical Center. RE LAND USE PLAN AND RECENT AMENDMENTS: August 4, 2003, a change was made from Light Industrial to Commercial about three quarters of a mile northeast of the property at the southwest corner of 1-30 and Mabelvale Pike for proposed and future development. April 2, 2002, a change was made from Single Family to Public/Institutional about a half mile to the west at the southeast corner of Mann Road and Cochran Street to recognize existing conditions. On September 19, 2000, a change was made from Mixed Use to Commercial about one quarter of a mile east north of Mabelvale West and Mabelvale Main Street to recognize existing conditions and allow for future development. The applicant's property is shown as Office. To the north is Light Industrial and northeast of the property is Public / Institutional. Immediately east of the property is a strip of Park / Open space to recognize the floodplain along the adjacent creek. Further to the east is land shown as Single Family, Mixed, and Public / Institutional. Southeast and south of the property is shown as Mixed Commercial and Industrial. Also south and southeast of the property are Public/Institutional to recognize a Post Office and Magnet Middle School, and an area shown as Commercial. To the west of the property is land shown as Public / Institutional and Office. Northwest of the property is an area shown as Commercial fronting the 1-30 Frontage Road. MASTER STREET PLAN: Mabelvale West Road is shown as a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. This street may require dedication of right-of-way and may require street improvements. The Little Rock 2004 Master Street Plan shows the proposed South Loop, a Principal Arterial with special design guidelines, immediately adjacent to the western edge of the property. The development of the South Loop section adjacent to the applicant's property is not seen in the immediate future. Funding sources and design have not been identified. The section extending south from Mabelvale West Road to Alexander Road is funded and construction is anticipated to begin in 2006. Construction of this portion of the South Loop will create a two lane road with wide shoulders build to Principal Arterial standards, in the future, additional lanes will be added. This section will 2 January 20, 2005 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: LU05-15-01 be developed as a multiple lane controlled access Principal Arterial directly linking the area to the 1-430/1-30 Interchange creating a link from outlying areas to two major interstates heading into Little Rock's major Business Districts. A proposed Class I Bikeway is shown on the proposed South Loop from Mabelvale West Road South to Arch Street Pike. A Class I Bikeway is constructed separate from, or alongside a road. This application will not affect the proposed bikeway. PARKS: The property is about a quarter mile west of Pinedale Cove Park, a five acre neighborhood park featuring a playground and picnic area. However, accessibility is limited to this park due to the street patterns in the adjacent area. Walking distance to the park from the site is over one mile. Morehart Park is located about a half mile to the southeast of the site and is a 43 acres Community park with a variety of amenities including basketball and tennis courts, baseball fields, a pavilion, playground, picnic areas, and restrooms. Due to the street patterns in the area walking access to this park is just under a mile. The Little Rock Parks and Recreation Master Plan of 2001 show a "potential greenbelt" along the flood plain of the creek adjacent to the property's eastern edge. 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. The applicant's addition of residential will be able to utilize the existing greenbelt making the residential development more attractive and reinforce the Parks Master Plan's greenbelt system. Staff encourages a connection or property dedication so the connection can be established in the future. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Chicot West / 1-30 South Neighborhood Action Plan. The Infrastructure goal is to "have an adequate infrastructure network, including roadways and drainage systems, within the area, which is designed, and works to produce a safe and attractive neighborhood environment." The plan listed several objectives to support this goal: "Provide sidewalks on major roads near schools and "Construct the 3 January 20, 2005 SUBDIVISION ITEM NO.: 14 (Cont. FILE NO.: LU05-15-01 proposed South Loop." Since this development is adjacent to the proposed south loop and kitty corner to a junior high school additional infrastructure improvements such as sidewalks may be required. Furthermore, the Traffic and Transportation Goal is to "Ensure safe and efficient movement of traffic in, around, and through the area," with an action statement: "Install a caution light on Mabelvale West and Mabelvale Jr. High." The additional traffic added to Mabelvale West by the addition of R-2 and C-4 may warrant this type of traffic mitigation. The Housing and Neighborhood Revitalization goal indicates a desire for "new single-family growth." Several housing objective related to this case is to "Encourage the construction of new single family housing. Site built homes are preferable to manufactured homes," and "Concentrate development efforts in the more urbanized northern portion of the study area." The action statement, "Encourage the City of Little Rock to provide incentives to spur private investment in the single-family residential market," indicates a high desire for new single family housing in the area. Development of single property homes on this site would be consistent with the housing aspect of the 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." Several objectives are relative to this case: 1) Attract better restaurants. (There is a need for sit-down restaurants.) 2) Attract neighborhood oriented businesses. 3) Attract a grocery store to the area." The change to Commercial could be utilized for these types of businesses. ANALYSIS: The area is developed in both the rural and urban context. Various properties alongside Mabelvale West Road have developed with intense uses while other properties have lower intensity uses or remain vacant. In the area new construction has been minimal. Within the last five years new development has occurred about a half mile east on Mabelvale West Road in the Commercial area adjacent to the Mabelvale town center for a car wash. However, recently completed in the area is the new Interstate 30, Mabelvale West Road, and Otter Creek Road Interchange about a half mile west. The new roadway alignment, roadway improvements, and ease of access, could serve as a catalyst for new development in the area. The City of Little Rock Public Works has noted that land east of the applicant's property will facilitate the proposed "South Loop," consistent with the City of Little Rock 2004 Master Street Plan. The City has purchased the right of way on both sides of Mabelvale West Road at the proposed intersection and has a long term goal of securing additional land to the north. The design guidelines for the South Loop will have it intersecting with 1-430 and 1-30 less than a half mile northwest of the development. Special design guidelines for this Principal Arterial have been 4 January 20, 2005 SUBDIVISION ITEM NO.: 1_4 (Cont.) FILE NO.: LU05-15-01 adopted to regulate construction of the South Loop that will limit access to development adjacent to it (City of Little Rock Ordinance # 17,183) and create an at grade and elevated roadway alongside parts of the applicant's property. Presently the City has some property set aside for the portion of the South Loop between Mabelvale West Road and 1-430 and lacks funding for further land acquisition, design, and construction for this segment of the proposed South Loop. The design of the South Loop from Mabelvale West Road south to Alexander Road is anticipated to be completed soon with construction beginning in 2006. This section of the South Loop will be designed to Principal Arterial Standards and be constructed as a two-lane road with wide shoulders. An elevated crossing is anticipated at the nearby railroad tracks possibly making this a preferred route for area residents, and could also absorb traffic from nearby Sardis and Alexander Roads since an elevated crossing will provide faster movement from Saline County to Interstate 30. Since this site is located at what will be a high volume intersection in the future attention must be made concerning access to activities in the Mixed Use area, as well as the Mixed Commercial Industrial on the south side of Mabelvale West. Stacking distance alone will account for at least 400 feet (75%) of the Mixed Use area's frontage onto Mabelvale West. Additionally the area will be land locked by the elevated South Loop to the West and the Creek to the west. If a use or uses were added to the area that would create hundreds of trips daily to or from this site traffic could be negatively impacted at the Mabelvale West - South Loop intersection. In order to avoid traffic conflicts on Mabelvale West any access to activities in the Mixed Use and southern Mixed Office Commercial should be located at least 400 feet west of the South Loop intersection. With the completion of the South Loop from Mabelvale West Road to Alexander Road additional area traffic will be likely. At the present time 15 acres ❑ of land zoned Commercial exists at the southeast intersection of the proposed South Loop and Mabelvale West Road. This land is also shown on the Land Use Plan as Mixed Commercial and Industrial. Furthermore, less than one tenth of a mile west, is an additional 10 acres ❑ zoned C-3 and partially shown as Commercial. At this time both areas remain mostly vacant with the exception of a Post Office at the corner of Mabelvale West Road and the proposed South Loop. The Land Use Plan shows the northern half of Mabelvale West Road as Mixed and Public Institutional with the southern half Commercial and Public Institutional. Adding Mixed Use to this area could introduce higher intensity and a mixture of uses immediately adjacent to a future high volume intersection. Furthermore, the Mixed Use designation require that developments utilize a planned zoning process bringing potential developments to both staff and public review, minimizing negative design impacts. The introduction of potential commercial and residential could compliment the non -developing office at this intersection, and would allow for developments set back from Mabelvale West Road possibly yy January 20, 2005 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: LU05.15-01 encouraging non -strip development. With the planned zoning district requirement the typical pattern of development intensity, with higher intensity developments focused on Mabelvale West Road, could be preserved. Immediately southwest of the property is the Mabelvale Magnet Middle School, which serves over 600 students between the sixth and eight grades, and to the east and west of the site are multiple churches. The introduction of a potential commercial activities adjacent to several churches and a large school could lead to uses of conflicting interests. Generally, the Planning Staff's philosophy is to separate uses of low and high intensity with uses of medium intensities and not place a Commercial area adjacent to areas shown as Public/Institutional or Single Family. However, this application would be buffered from the area shown as single family to the east by an existing Park/Open Space strip. Since the applicant is applying for a change to Mixed Use any development on the property can be better controlled by way of design and use types, because of the planned zoning district requirement. The mixed use aspect will allow the applicant's property's use intensities to be compatible with adjacent development, and allow intensification based on market demand. The Mixed Use category also allows residential development adjacent to Light Industrial, which might not be desirable. In the event that residential development occurs adjacent to the Light Industrial, the planned zoning district could help identify potential problems and identify solutions. Residential development on the site could range from single family homes to multi family dwelling units. Increased buffers may need to encouraged with the close proximity of the nearby Light Industrial area and the proposed South Loop to the property's west. However, any residential development would be able to utilize the proposed greenbelt trail alongside the adjacent creek to the east indicated in the Parks Master Plan. Staff encourages a connection or a property dedication to the proposed greenway. Utilization of the greenbelt would be ideal, because it would reinforce the Parks and Recreation 8 -Block Strategy to make every home accessible to recreation. The Parks 8 -Block strategy is to create a city- wide linkage system providing everyone to parks and recreation within an 8 -block radius of their home. Even though Morehart Park and Pinedale Cove Park are within 8 -blocks of the site, accessibility will be limited by the South Loop, Mabelvale West, and alignment of area streets. Utilizing the greenbelt identified in the Parks and Recreation Plan could more realistically fulfill the 8 -Block Strategy because it would be accessible to users in the Mixed Use area and the neighboring Single Family to the east. The Mixed Use category will also allow for redevelopment of any residential aspect into other uses in relative to market forces. The expanded area east of the site is intended to recognize an existing church. C.1 January 20, 2005 SUBDIVISION ITEM NO.: 14 Cont. _ FILE NO.: LU05-15-01 NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Oxford Valley Homeowners Association, Yorkwood Neighborhood Association, West Baseline Neighborhood Association, Cloverdale Neighborhood Association, Pinedale Neighborhood Association, Santa Monica Neighborhood Association, Allendale Neighborhood Association, Town & Country Estates Neighborhood Association, Shiloh Homeowners Association, Chicot Neighborhood Association, Rob Roy Way Neighborhood Association, Legion Hut Neighborhood Association, Mavis Circle Neighborhood Association, and Deer Meadow Neighborhood Association. Staff has received no comments on the proposed change. STAFF RECOMMENDATIONS: Staff believes the change is appropriate because it introduces a variety of uses into the area. PLANNING COMMISSION ACTION: (JANUARY 20, 2005) Brian Minyard, City Staff, made a brief presentation to the Commission. Donna James made a presentation of item 14.1 so the discussion could coincide with the discussion for item 14. See item 14.1 for a complete discussion concerning the Valley Oaks Court Long Form Planned Office Development. Charles Best, speaking for the applicant, spoke in favor of the application. Commissioner Norm Floyd stated that the neighborhood action plan did state that there was a desire for new homes in the area but not in that context. Janet Berry spoke in opposition to the single family in relation to the South Loop arterial. She was objecting to the land use plan amendment because of the residential component. Mrs. Lynda Smallings objected to the small houses but would prefer office and commercial uses. Mr. Perry James was against the residential component and small lots. Margie Knowles spoke in opposition to the proposed change. 7 January 20, 2005 SUBDIVISION O.: 14 (Cont. FILE NO.: LU05-15-01 John Williams, owner of the property, stated that he spoke with several area residents and indicated that there would be buffers between his property and the adjacent residential area east of the property. Commissioner Jerry Meyer spoke in favor of a variety of housing stock for the public and touched on economic reasons for needing such. Commissioner Pam Adcock perceived that the small houses would become rentals in a short time, and stated that she would be voting against the amendment. Commissioner Jeff Yates asked why the applicant would want to downzone his property. Mr. Williams responded that he thought he had a market for new homes. A motion was made to approve the item as presented. The item was denied with a vote of 4 ayes, 7 noes, and 0 absent. 0