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Home My WebLink Aboutboard of directors itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION JANUARY 2, 2007 AGENDA Subject Land Use Plan Amendment — Geyer Springs East Planning District — LU06-14-02, south of Baseline Road between Reck and Hilaro Springs Roads Submitted by: Planning and Development Action Required f Approved By gOrdinance Resolution Approval Information Report Bruce Moore SYNOPSIS Land Use Plan amendments in the Geyer Springs East Planning District from Low Density Residential to Suburban Office for future development. FISCAL IMPACT N/A RECOMMENDATION Planning Staff recommends approval. CITIZEN The Planning Commission reviewed this issue at its PARTICIPATION December 7, 2006 meeting and recommended approval on December 7, 2006 (10 in favor). There were no objectors present. All residents within 300 feet who could be identified, the expanded area property owners, and the Upper Baseline and Southwest Little Rock United For Progress Neighborhood Associations were notified of the public hearing. BACKGROUND The property is currently zoned R-2 Residential and is seven and a half acres f in size. Included in the amendment area are a veterinary hospital, a daycare, a locksmith and several single- family houses. Everything to the south of this area is also zoned R-2 Residential for single-family houses and Baseline Elementary to the east. Northeast of the amendment! area is ' , 1 also zoned R-2 Residential, but the uses are commercial in nature: a produce store, a garage and a learning center. There are also almost fifteen acres of undeveloped 0-3 General Office District. This area is currently planned Low Density Residential. South of this Low Density Residential is planned for Single Family. To the east of the amendment area is planned for Public Institutional for Baseline Elementary School. North of the amendment area is planned Office. The site is within a developed portion of Little Rock. Currently there is a single-family home on a large lot at this location. Prompted by the initial Land Use Amendment at 4401 Baseline Road, the Planning Staff expanded the area to include the remaining portions of Low Density Residential east and west of the location on the south side of Baseline Road. This part of Baseline has many single-family houses and single-family houses that have been converted to office type uses. The amendment area is already a mix of single family and office uses: a veterinary hospital, a daycare, a locksmith and a proposed office. This leaves five single-family houses and four businesses. Both the single-family residences and the non- residential uses appear to be in good condition and occupied. Just west of this area is a long strip of Commercial, which was changed from Low Density Residential by ordinance in 1998. To the east of the amendment area is a small block of Public Institutional for the Baseline Elementary School. This amendment would leave a strip of Low Density Residential to the south of the Suburban Office to serve as a buffer between this use and the Single Family along Bruno Road and West Drive. Baseline Road is a Principal Arterial according to the Master Street Plan. In developing this area, it will be important to consider the number of entrances and exits along the arterial. Based on a review of structures in the surrounding area, it appears there is a demand for more office space. A single owner owns all of the existing area planned for Office north of the amendment area. Suburban Office is a good choice for the atnendinenL area because it is designed specifically to be sensitive to existing residential in the area. It would provide site-specific office uses while protecting the residential uses in the area. 2 FILE NO.: LU06-14-02 Name: Land Use Plan Amendment - Geyer Springs East Planning District Location: 4001 Baseline Road Re Uest: Low Density Residential to Suburban Office Source: Beatrice Davis Brooks PROPOSAL / REQUEST: Land Use Plan amendment in the Geyer Springs East Planning District from Low Density Residential to Suburban Office. Suburban Office represents low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. The location is currently used as a residence, and the applicant wishes to use the building for an office. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review east to Baseline Elementary. With these changes, the entirety of the Low Density Residential along Baseline Road would be eliminated. It is thought that the additional area would make the boundaries more logical. EXISTING LAND USE AND ZONING: The property is currently zoned R-2 Residential and is seven and a half acres ± in size. Included in the amendment area are a veterinary hospital, a daycare, a locksmith, and several single-family houses. Everything to the south of this area is also zoned R-2 Residential for single-family houses and Baseline Elementary to the east. Northeast of the amendment area is also zoned R-2 Residential, but the uses are commercial in nature: a produce store, a garage and a learning center. There are also almost fifteen acres of undeveloped 0-3 General Office District. Most of that area is undeveloped and wooded except for a small gift shop. - FUTURE LAND USE PLAN AND RECENT AMENDMENTS: May 16, 2006, Ordinance 19,532 made several amendments to the Land Use Plan in this region. Just west of this application area was changed from Commercial to Mixed Office Commercial as part of the amendment. This area was amended in an attempt to make the Land Use Plan more accurately reflect the likely short and mid-term future developments for this area. This area is currently planned Low Density Residential. South of this Low Density Residential is planned for Single Family. To the east of the amendment area is planned for Public Institutional for Baseline Elementary School. North of the amendment area is planned Office. To the west of the amendment area is Commercial, and to the northeast is planned Commercial. At the intersection of Scott Hamilton and Baseline on FILE NO.: LU06-14-02 (Cont. the northeast corner is more Mixed Office Commercial. Commercial is also at this intersection on the southeast corner. MASTER STREET PLAN: Baseline Road is shown as a Principal Arterial on the plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Baseline Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: According to the Master Street Plan Bicycle Section, there are no bike routes in this immediate area. According to the Master Parks Plan, this location is within eight blocks of a park or open space. This location is just west of Baseline Elementary School, which has a playground facility. 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 Neighborhood Action Plan. The neighborhood's Economic Development Goal encourages new businesses in this area. While the Neighborhood Action Plan does not mention the conversion -of residential structures to non-residential uses, it does state a need to "create a competitive and adaptable economic environment that encourages investment and diversity of employment opportunities." ANALYSIS: The site is within a developed portion of Little Rock. The development pattern of this area was formed before this portion of Baseline was annexed into the City of Little Rock. Currently there is a single-family home on a large lot at this location. The house faces Baseline Road. Prompted by the initial Land Use Amendment at 4401 Baseline Road, the Planning Staff expanded the area to include the remaining portions of Low Density Residential east and west of the location on the south side of Baseline Road. This part of Baseline has many single-family houses and single-family houses that have been converted to office type uses. The amendment area is already a mix of single 4 FILE NO.: LU06-14-02 (Cont. family and office uses: a veterinary hospital, a daycare, a locksmith and a proposed office. This leaves five single-family houses and four businesses. Both the single- family residences and the non-residential uses appear to be in good condition and occupied. Just west of this area is a long strip of Commercial, which was changed from Low Density Residential by ordinance in 1998. To the east of the amendment area is a small block of Public Institutional for the Baseline Elementary School. This amendment would leave a strip of Low Density Residential to the south of the Suburban Office to serve as a buffer between this use and the Single Family along Bruno Road and West Drive. The area south of this application is a single-family subdivision, which has been fully developed for some time now. The houses appear to be in good condition and occupied. Baseline Road is a Principal Arterial according to the Master Street Plan. Principal Arterials are designed to serve through traffic in the area. In developing this area, it will be important to consider the number of entrances and exits along the arterial. This area would be better served by combined access with the adjacent property to reduce the number of curb cuts. Based on a review of structures in the surrounding area, it appears there is a demand for more office space. A single owner owns all of the existing area planned for Office north of the amendment area. That area has remained undeveloped for many years and it is part of a large tract of land accessed from the north on Cooperative Way. Suburban Office is a good choice for the amendment area because it is designed specifically to be sensitive to existing residential in the area. It would provide site- specific office uses while protecting the residential uses in the area. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Upper Baseline Neighborhood Association and Southwest Little Rock United -for Progress. Staff has received one comment from an area resident. The resident was supportive of the change. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The item was placed on consent agenda for approval. By a vote of 10 for, 0 against the consent agenda was approved. IQ � 'Ji�'�ww�°�Fr ■. � � r if a � �r�.��. � I f • Si a� VERVOW go, PI -P, e'.a S dlv J; 8 � �[ � �'� ffi; ��m. arm j �� •r � p b f la - a r s . �• � �$ �• 9' qty ��aiaodaLlvna �a � ° � m' � - IPf,g • � 8 p ®age ®+08 � � ;il�4i �'W® ►,Y "'— rJli ll�i rr.'l��f•711r•:+i �* 6 ► ^a R �E � ! '� ...»�.i! �=Br..FG i� ��I v +s.{ ��.+srw�� 'rJlflll�ll,r i Ji_ � ,� i � � •' ei � � $�$ � � � ��°�'�� Plan Ampnrlmai,+ Case: LU06-14-02 Location: S. of Baseline Rd. between Reck and Hilaro Springs Rd. 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