HomeMy WebLinkAboutboard of directors itemsOFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
MAY 16, 2006 AGENDA
Subject
Land Use Plan amendment
between I-30, Fourche
Bayou and Geyer Springs
Road, making various
changes. (LU06-14-01)
Submitted by:
Planning & Development
Action Required I Approved By
� Ordinance
Resolution
Approval
Information Report
Bruce Moore
SYNOPSIS
Land Use Plan amendment in the Geyer Springs East
District from Industrial, Commercial, Mixed Office
Commercial, Low Density Residential, Mobile Home and
Single Family to Light Industrial, Mixed Office
Commercial, Multifamily, Low Density Residential and
Public Institutional in an area bounded by I-30, Geyer
Springs Road and Fourche Bayou.
FISCAL IMPACT
No impact determined.
RECOMMENDATION
Staff recommends approval. The Planning Commission at
their April 13, 2006 hearing recommended approval (8 for,
0 against).
CITIZEN
The O.U.R., Upper Baseline, and Windamire
PARTICIPATION
Neighborhood Associations were contacted several times
through the process. The Little Rock Planning
Commission held a public hearing on April 13, 2006.
BACKGROUND
City Staff developed this amendment package. Staff
reviewed the vicinity as part of a Neighborhood Plan
update. The area was reviewed for conformance with the
zoning and existing use pattern. Changes were identified
BACKGROUND
CONTINUED
to the Land Use Plan to make it more accurately reflect the
likely short and mid-term future development of the area.
This was based in large part on the current land use and
zoning of the land.
A package of changes was sent to the neighborhood
association in the area for comment. After receiving
comments, Staff reviewed the package with the Plans
Committee of the Planning Commission. The package was
refined and the property owners were notified of the
suggested changes for this hearing. For discussion
purposes the package will be discussed in three parts:
Northwest (north of Baseline Road between Geyer Springs
Road and Doyle Springs Road); Southern (south of
Baseline Road); and Northeast (north of Baseline Road,
Doyle Springs Road to the Arch Street Pike).
The Northwest section of the area with amendments
includes a change from Commercial to Public Institutional.
This is for the State Police Headquarters building. This
structure formerly was a shopping mall. The use has
changed from commercial to public. A similar change in
the Land Use Plan is proposed to make the Future Land
Use Plan more representative of the actual and likely future
use of this land. The second change in the northwest
section is a change to Multifamily. The largest part of this
area is an apartment complex on Baseline Road west of
Dreher Lane. This is an existing complex zoned Planned
Residential District, however the Plan shows this site for
Mobile Home. The remainder of the Multifamily change
area is east of Dreher Lane just south of Keats and is made
up of two apartment complexes. One of the complexes is
zoned R-5 Urban Residential, which is one of the highest
density residential districts in Little Rock. The other is a
legally non -conforming R-2 Single Family zoned
apartment complex. For all three of the sites within the
northwest section of the package, the changes are to reflect
the existing use pattern of the sites.
In the southern section there are five areas of proposed
changes. The first is Commercial to Multifamily on
Baseline Road just east of Geyer Springs Road. This is to
recognize an existing apartment complex, a portion of
which is currently shown as Multifamily. The complex is
zoned R-2 Single Family and is a legally non -conforming
2
BACKGROUND
CONTINUED
apartment complex. The second area is a change to Public
Institutional from Mixed Office and Commercial. The use
is two churches and a meetinghouse for the deaf
association. Both churches are zoned R-2 Single Family
while the deaf association has a zone of Planned Office
District. All three are public/quasi-public uses. The third
area is the Stanley Drive, Crenshaw Court area. This
change would be from Single Family to Low Density
Residential. Stanley Drive is zoned R-5 Urban Residential
and has apartment buildings on the north and duplexes on
the south of the street. Crenshaw Court is zoned R-4 two-
family and R-5 with duplexes on both sides of the road.
Both the existing zoning and use is consistent with Low
Density Residential not Single Family. The fourth change
area is along Baseline Road from Sunset Lane to near Reck
Road. There are various uses from single-family homes to
retail businesses in this area. Most of the land is not
currently used for a business but rather is zoned R-2 Single
Family. However there are a couple of lots zoned C-3
General Commercial or C-1 Neighborhood Commercial.
The Plan currently shows all this area for Commercial.
The proposed change is to Mixed Office Commercial.
This change in use is in part to try to control the access and
design of redevelopment of this corridor. The final change
in this section is from Commercial to Public Institution.
The current use is a church with a zoning of R-2 Single
Family. Four of the five changes more accurately reflect
the existing and likely future use of the land. The fifth is
to hopefully make the change in use more orderly.
The Northeast section of the area has five change areas all
from Industrial. Along Doyle Springs Road at I-30 the
change to Light Industrial for areas that include a
warehouse distribution use, vacant land, two houses and a
contractors yard. The zoning is mostly R-2 Single Family
with a Planned District Industrial. The change more
closely reflects the use pattern at the northern end and
encourages uses in the southern end, which might be more
appropriate near single-family use. The second area is to
Light Industrial along Scott Hamilton Road near Fourche
Road. The northern half of this area is development as
office -warehouse and is zoned I-2 Light Industrial. The
southern portion is wooded and zoned I-2. The third area
is at the Fourche Road -Stenger Road intersection and is a
change to Public Institution. The use is a cemetery and the
zoning is R-2 Single Family. The fourth area is between
3
BACKGROUND
CONTINUED
Stenger and I-30 west of Jamison. The proposed change is
to Light Industrial and the use is mini -warehouse and
office -warehouse. The existing zoning is I-2 Light
Industrial. The proposed change more accurately reflects
the use and zoning. The final change area is to Public
Institutional on either side of Jamison Road south of
Stenger Road. The use is a City impound yard and City
vehicle maintenance facility. The zoning is I-2 Light
Industrial.
rd
FILE NO.: LU06-14-01
Name: Land Use Plan Amendment - Geyer Springs East Planning District
Location: Fourche Bayou, 1-30 to Geyer Springs Road
Request: Industrial, Commercial, Mixed Office Commercial, Low Density
Residential, Mobile Home and Single Family to Light Industrial,
Mixed Office Commercial, Multifamily, Low Density Residential
and Public Institutional
Source: Staff
PROPOSAL. I REQUEST:
Land Use Plan amendment in the Geyer Springs East Planning District from Industrial,
Commercial, Mixed Office Commercial, Low Density Residential, Mobile Home and
Single Family to Light Industrial, Mixed Office Commercial, Multifamily, Low Density
Residential and Public Institutional. Light Industrial represents light warehouse,
distribution or storage uses and/or other industrial uses developed as a 'park like'
setting. Mixed Office Commercial is a mixture of office and commercial uses, where
actable uses are office or a mixed office and commercial development using Planned
Zoning District. Multifamily accommodates residential development of 10 to 36 dwelling
units per acre. Low Density Residential accommodates a broad range of housing types
including single family detached and attached, duplex, townhomes, patio or garden
homes, with a density of 6 to 10 units per acre. Public Institutional includes public and
quasi -public facilities that provide a variety of services to the community such as
schools, libraries, churches, hospitals and utility substations.
This application is the result of a review of the Land Use Plan by Staff as part of a
Neighborhood Plan update. The intention is to make the Land Use Plan more reflective
of the likely short or mid-term future development of the area.
EXISTING LAND USE AND ZONING:
This is a developed section of Little Rock. Much of the existing development took place
prior to annexation and those legally non -conforming uses are common in the vicinity.
The specific land use and zoning pattern around each change is discussed in the
analysis section.
FUTURE LAND USE RECENT AMENDMENTS:
There have not been any amendments in this District in the last five years. The
specifics of the Land Use Plan are addressed for each change area in the analysis
section.
FILE NO.: LU06-14-01 (Cont.
MASTER STREET PLAN:
There are three Arterials in the area, Geyer Springs Road, Baseline Road and Scott
Hamilton-Hilaro Springs Road. Arterials function to move vehicles and goods through
and around the urban area; they are not intended to provide access to adjacent land.
There are five Collectors with in the area, Stanton Road, Doyle Springs Road, Sunset,
Pine Cone and Valley. A Collector is intended to provide the neighborhood with access
to the Arterial network of street and access to adjacent land. Some of these roads are
not constructed to design standard and at the time of development or redevelopment
additional right-of-way or paving may be required. There are no current Plans to
improve any of these roads other that Scott Hamilton Road.
BICYCLE PLAN:
The Master Street Plan, bicycle section, calls for a Class I route along Fourche Bayou.
Class III routes are proposed along Sunset, Stanton Road, Valley, Drecher Lane and
Keats Drive. A Class I has a separate pavement for the sole use of bicycles. A Class
III route uses the existing road and shares the pavement with motorized vehicles.
PARKS:
The Little Rock Parks and Recreation Master Plan shows a large area south of Baseline
Road and east of Geyer Springs Road as being defiant on the 8 -block rule. That is
most of the area south of Baseline Road is not within 8 -blocks of a public or private
recreation or open space.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
This area is part of the Upper Baseline Neighborhoods Plan. The Plan does not have
anything directly related to this effort. However, it does call for a review of the Land Use
Plan and to encourage low density residential as well as working to preserve existing
businesses and fill vacant business locations.
ANALYSIS:
City Staff developed this amendment package. Staff reviewed the vicinity as part of a
Neighborhood Plan update. The area was reviewed for conformance with the zoning
and existing use pattern. Changes were identified to the Land Use Plan to make it
more accurately reflect the likely short and mid-term future development of the area.
This was based in large part on the current land use and zoning of the land.
K
FILE NO.: LU06-14-01 (Cont.)
A package of changes was sent to the neighborhood association in the area for
comment. After receiving comments, Staff reviewed the package with the Plans
Committee of the Planning Commission. The package was refined and the property
owners were notified of the suggested changes for this hearing. For discussion
purposes the package will be discussed in three parts: Northwest (north of Baseline
Road between Geyer Springs Road and Doyle Springs Road); Southern (south of
Baseline Road); and Northeast (north of Baseline Road, Doyle Springs Road to the
Arch Street Pike).
The Northwest section of the area with amendments includes a change from
Commercial to Public Institutional. This is for the State Police Headquarters building.
This structure formerly was a shopping mall. The use has changed from commercial to
public. A similar change in the Land Use Plan is proposed to make the Future Land
Use Plan more representative of the actual and likely future use of this land. The
second change in the northwest section is a change to Multifamily. The largest part of
this area is an apartment complex on Baseline Road west of Dreher Lane. This is an
existing complex zoned Planned Residential District, however the Plan shows this site
for Mobile Home. The remainder of the Multifamily change area is east of Dreher Lane
just south of Keats and is made up of two apartment complexes. One of the complexes
is zoned R-5 Urban Residential, which is one of the highest density residential districts
in Little Rock. The other is a legally non -conforming R-2 Single Family zoned apartment
complex. For all three of the sites within the northwest section of the package, the
changes are to reflect the existing use. pattern of the sites.
In the southern section there are five areas of proposed changes. The first is
Commercial to Multifamily on Baseline Road just east of Geyer Springs Road. This is to
recognize an existing apartment complex, a portion of which is currently shown as
Multifamily. The complex is zoned R-2 Single Family and is a legally non -conforming
apartment complex. The second area is a change to Public Institutional from Mixed
Office and Commercial. The use is two churches and a meetinghouse for the deaf
association. Both churches are zoned R-2 Single Family while the deaf association has
a zone of Planned Office District. All three are public/quasi-public uses. The third area
is the Stanley Drive, Crenshaw Court area. This change would be from Single Family to
Low Density Residential. Stanley Drive is zoned R-5 Urban Residential and has
apartment buildings on the north and duplexes on the south of the street. Crenshaw
Court is zoned R-4 two-family and R-5 with duplexes on both sides of the road. Both
the existing zoning and use is consistent with Low Density Residential not Single
Family. The fourth change area is along Baseline Road from Sunset Lane to near Reck
Road. There are various uses from single-family homes to retail businesses in this
area. Most of the land is not currently used for a business but rather is zoned R-2
Single Family. However there are a couple of lots zoned C-3 General Commercial or
C-1 Neighborhood Commercial. The Plan currently shows all this area for Commercial.
The proposed change is to Mixed Office Commercial. This change in use is in part to
try to control the access and design of redevelopment of this corridor. The final change
in this section is from Commercial to Public Institution. The current use is a church with
a zoning of R-2 Single Family. Four of the five changes more accurately reflect the
FILE NO.: LU06-14-01 Cont.
existing and likely future use of the land. The fifth is to hopefully make the change in
use more orderly.
The Northeast section of the area has five change areas all from Industrial. Along
Doyle Springs Road at 1-30 the change to Light Industrial for areas that include a
warehouse distribution use, vacant land, two houses and a contractors yard. The
zoning is mostly R-2 Single Family with a Planned District Industrial. The change more
closely reflects the use pattern at the northern end and encourages uses in the southern
end, which might be more appropriate near single-family use. The second area is to
Light Industrial along Scott Hamilton Road near Fourche Road. The northern half of this
area is development as office -warehouse and is zoned 1-2 Light Industrial. The
southern portion is wooded and zoned 1-2. The third area is at the Fourche Road -
Stenger Road intersection and is a change to Public Institution. The use is a cemetery
and the zoning is R-2 Single Family. The fourth area is between Stenger and 1-30 west
of Jamison. The proposed change is to Light Industrial and the use is mini -warehouse
and office -warehouse. The existing zoning is 1-2 Light Industrial. The proposed change
more accurately reflects the use and zoning. The final change area is to Public
Institutional on either side of Jamison Road south of Stenger Road. The use is a City
impound yard and City vehicle maintenance facility. The zoning is 1-2 Light Industrial.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: O.U. R., Upper Baseline
and Windamire Neighborhood Associations and Southwest United for Progress
Coalition. Staff has received eleven comments from area residents. All were neutral
mainly questions, however one in the discussion did request that the area along
Baseline to MOC be changed so that his property was totally in just one classification.
STAFF RECOMMENDATIONS:
Staff recommends modifying the MOC change area along Baseline Road to reduce the
change area, moving the line a few hundred feet to the west as requested. Staff
recommends approval as modified.
PLANNING COMMISSION ACTION: (APRIL 13, 2006)
Staff indicated there would be a minor modification of the C to MOC area south of
Baseline Road near Reck. This would slightly reduce the area, keeping an ownership
from being divided into two Land Use areas. The item was placed on consent agenda
for approval as modified. By a vote of 8 for, 0 against the consent agenda was
approved.
4
ORDINANCE NO
AN ORDINANCE TO AMEND THE LAND USE PLAN
(16,222) IN THE GEYER SPRINGS EAST PLANNING
DISTRICT FROM INDUSTRIAL, COMMERCIAL, MIXED
OFFICE COMMERCIAL, LOW DENSITY RESIDENTIAL,
MOBILE HOME, AND SINGLE FAMILY TO LIGHT
INDUSTRIAL, MIXED OFFICE COMMERCIAL,
MULTIFAMILY, LOW DENSITY RESIDENTIAL, AND
PUBLIC INSTITUTIONAL; AND FOR OTHER MATTERS.
WHEREAS, Staff meet with area Neighborhood Associations to discuss possible
changes to the Land Use Plan; and,
WHEREAS, the Little Rock Planning Commission after conducting a public
hearing on the issue recommends the Plan be changed.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS
OF THE CITY OF LITTLE ROCK, ARKANSAS.
SECTION 1. That a portion of the Commercial area north of Dreher Lane, west
of Keats changed to Public Institutional.
SECTION 2. That a portion of the Single Family and Low Density Residential,
east of Dreher Lane, south of Keats is changed to Multifamily.
SECTION 3. That the Mobile Home north of Baseline Road and west of Dreher
Lane is changed to Multifamily.
SECTION 4. That the Industrial along Doyle Springs Road from Rosswood to
I-30 is changed to Light Industrial.
SECTION S. That the Industrial west of Scott Hamilton Road, south of 81St Street
is changed to Light Industrial.
SECTION 6. That the Industrial to the northeast of Fourche-Stencer is changed to
Public Institutional.
SECTION 7. That the Industrial north of Stencer and west of Jamison Road is
changed the Light Industrial.
SECTION 8. That the Industrial either side of Jamison Road, north of the
existing Public Institutional, is changed to Public Institutional.
SECTION 9. That a portion of the Commercial south of Baseline Road, across
from Elrod Drive is changed to Multifamily.
SECTION 10. That the Mixed Office Commercial east of Lew Drive, south of
Baseline Road is changed to Public Institutional.
SECTION 11. The Single Family along Stanley Drive and Southboro Court is
changed to Low Density Residential.
SECTION 12. The Commercial east of Sunset Lane, south of Baseline Road is
changed to Public Institutional.
SECTION 13. The Commercial either side of South Heights, south of Baseline
Road is changed to Mixed Office Commercial.
PASSED:
ATTEST:
City Clerk
APPROVED:
Mayor
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