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Home My WebLink Aboutstaff reportApril 13, 2006 O.: 17 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/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. April 13, 2006 SUBDIVISION MASTER STREET PLAN: FILE NO.: LU06-14-01 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. ISTORIC 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. 2 April 13, 2006 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: LU06-14-01 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 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 3 April 13, 2006 SUBDIVISION ITEM NO.: 17 FILE NO.: LU06-14-01 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 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 comments from area residents. are in support, are opposed to the change and were neutral. Neighborhood Association, which covers this site, is to the change. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. 12 STD Q ❑n 1 �] l.. ° "� yam_ I CTO P1 K n{l 00 Ll 0, A00 �.� b � j i?• w it �� is u n ti..r e SF & LDR JL L. 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