HomeMy WebLinkAboutboard of directors itemsOFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
March 16,1999 AGENDA
�iuibject
Land Use Plan Amendment —
65a' Street West Planning
District — LU99-12-01 —
Stagecoach and Shackleford
RECOMMENDATION
CITIZEN
PARTICIPATION
Action
4Ordinance
Resolution
Approval
Information Report
By
Cy Carney
City Manager
Land Use Plan amendment in the 65th Street West Planning
District from Single Family to Service Trades District.
Prompted by this Land Use Amendment request, the Planning
Staff expanded the area of review to include two areas. The
first area is the existing auto salvage yard across Stagecoach
Road. The second area is and area to the west of the site
between the existing STD area and the proposed STD area. It is
thought that the additional area to the west would make the
boundaries more logical and the existing salvage yard to the
east would be recognized. In addition, the staff has proposed a
50' Park/Open Space (PK/OS) strip to the south and east as a
demarcation line to prohibit any further intrusion into the
existing neighborhood.
As a result of discussion by the commission, the amendment
area was reduced. A separate graphic is proved.
Planning Staff recommends denial.
This item was approved with a vote of 8 ayes, 2 nays and
1 absent.
Planning Commission meeting on February 4, 1999. Notices
were sent to the following neighborhood associations:
Meadowcliff/Brookwood NA, South Brookwood NA, Pecan
Lake POA and Stagecoach/ Dodd. Staff has received 1
comment from an area resident in support. The day of the
Planning Commission meeting, staff received a letter of
opposition from the Pecan Lakes POA.
BACKGROUND
Recent petitions for changing the Land Use Plan in this area
have met with resistance from neighborhood groups. The
applications for the expansion of the block plant on Brodie
Lane, the mortgage company at the David O. Dodd and
Stagecoach intersection, and the STD area bounded by
Herndon, Lanehart and Stagecoach were all denied last year.
These sites are all within than three/quarters of a mile from this
site towards the east and southeast.
Stagecoach Road does have several non -conforming
commercial uses along this section, but still maintains a rural
flavor. The homes are generally in good repair and sit on large
lots. With no plans for widening Stagecoach at this time, in
effect, this means that there will be no change for at least five
years. The site is currently used as a single family residence.
Staff feels that this is a fragile area and that constant nibbling
will seal the fate of the street to be totally non-residential. This
area is slated to be included in a neighborhood plan starting in
1999.
The property is currently zoned R2 and is approximately 1.75±
acres in size. The site is surrounded by R2 zoning shown as
Single Family on the Land Use Plan except to the north where
an area of C1 is shown as Neighborhood Commercial on the
Plan. The Salvage yard to the east is also shown as
Neighborhood Commercial (it is zoned R2).
February 4, 1999
ITEM NO.: 3 FILE NO.: LU99-12-01
Name: Land Use Plan Amendment - 65th Street West
Planning District
Location: Stagecoach and Shackleford
Request: Single Family and Neighborhood Commercial to Service
Trades District and Park/Open Space.
Source: Harold Joyner
PROPOSAL / REQUEST:
Land Use Plan amendment in the 65th Street West Planning District
from Single Family to Service Trades District. Service Trades
District provides for a selection of office, warehousing, and
industrial park activities that primarily serve other office
service or industrial businesses. The district is intended to
allow support services to these businesses and to provide for
uses with an office component. A Planned zoning District is
required for any development not wholly office.
Prompted by this Land Use Amendment request, the Planning Staff
expanded the area of review to include two areas. The first area
is the existing auto salvage yard across Stagecoach Road. The
second area is and area to the west of the site between the
existing STD area and the proposed STD area. It is thought that
the additional area to the west would make the boundaries more
logical and the existing salvage yard to the east would be
recognized. In addition, the staff has proposed a 50, Park/Open
Space (PK/OS) strip to the south and east as a demarcation line
to prohibit any further intrusion into the existing neighborhood.
CURRENT LAND USE AND ZONING:
The property is currently zoned R2 and is approximately 1.75±
acres in size. The site is surrounded by R2 zoning shown as
Single Family on the Land Use Plan except to the north where an
area of Cl is shown as Neighborhood Commercial on the Plan. The
Salvage yard to the east is also shown as Neighborhood Commercial
(it is zoned R2).
RECENT AMENDMENTS.
January 19, 1998, A change from Single Family to Office on
Colonel Glenn west of the intersection of Asher and Stagecoach
(currently before Board of Directors).
December 1, 1998, A change was made from Suburban Office to Mixed
Use at the southeast corner of I-430 and Colonel Glenn.
February 4, 1999
ITEM NO.: 3 (Cont.) FILE NO.: LU99-12-01
MASTER STREET PLAN:
Stagecoach is shown as Principal Arterial on the plan and
Shackleford is shown as a minor arterial. Stagecoach is a two
lane without curbs and gutters and is typical of a rural highway
in the state. There are no plans at this time to widen this
section of Stagecoach.
PARKS:
This site is not shown on the Master Parks Plan. There are not
any existing parks close to the site.
BACKGROUND
Recent petitions for changing the Land Use Plan in this area have
met with resistance from neighborhood groups. The applications
for the expansion of the block plant on Brodie Lane,'the mortgage
company at the David O. Dodd and Stagecoach intersection, and the
STD area bounded by Herndon, Lanehart and Stagecoach were all
denied last year. These sites are all within three/quarters of a
mile from this site towards the east and southeast.
Stagecoach Road does have several non -conforming commercial uses
along this section, but still maintains a rural flavor. The
homes are generally in good repair and sit on large lots. With
no plans for widening Stagecoach at this time, in effect, this
means that there will be no change for at least five years. The
site is currently used as a single family residence.
Staff feels that this is a fragile area and that constant
nibbling will seal the fate of the street to be totally non-
residential. This area is slated to be included in a
neighborhood plan starting in 1999.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:
Meadowcliff/Brookwood NA, South Brookwood NA, Pecan Lake POA and
Stagecoach/ Dodd. Staff has received 1 comments from area
residents, which was in support. Staff has not received any
comments from neighborhood associations.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate at this time.
2
February 4, 1999
ITEM NO.: 3 Cont. FILE NO.: LU99-12-01
PLANNING COMMISSION ACTION:
(FEBRUARY 4, 1999)
Brian Minyard, of Staff presented the item to the commission.
Harold Joyner, the applicant, spoke of the site and the
neighborhood.
Commissioner Putnam asked which corner was his site. Mr. Minyard
explained the expanded site.
Commissioner Downing asked about the graphic. Mr. Minyard
explained the expanded area and the Park/Open space area.
Mr. Albert Hudson, of Pecan Lake, spoke in opposition to the
plan. He mentioned the location in relation to residential
properties and to preserve as much residential as possible in the
neighborhood. He continued to speak of decreasing property
values, new home construction in the area, environmental problems
such as deforestation and lighting.
Commissioner Downing asked of staff as to the reason for
expansion. Mr. Minyard explained that it was expanded to the
northwest to tie onto the existing STD area and across the road
to acknowledge existing uses. PK/OS was used as a buffer to the
east and south. He continued and spoke of previous amendments in
the area and existing conditions.
Commissioner Mizan stated that it made sense to go north and west
to tie into the existing STD and southeast for the car salvage
and adding PK/OS strip as a buffer. He continued by asking why
we did not support it.
Mr. Minyard responded by reiterating past history in the
neighborhood and the close proximity to the previous cases.
Staff's decision was based on the fact of the public's previous
position and the fact that a neighborhood plan is going to start
in the near future for that area.
Stephen Giles, City Attorney, stated that the City is in court
with the owner of the salvage yard over screening issues.
Walter Malone stated that STD would probably not allow zoning for
a salvage yard, but STD would be closer than the Neighborhood
Commercial that it is currently shown as in relation to what is
on the ground.
Mr. Lloyd Black, a resident of Pecan Lake, spoke in opposition to
the amendment. He has lived in the area for 23 years and wants
neighborhood to remain single family. He warned that the
commission may set a precedent and asked the commission to listen
to staff's competent decision to oppose the change.
3
February 4, 1999
ITEM NO.; 3 (Cont.) FILE No.: LU99-12-41
Chairman Earnest asked Mr. Minyard what is located in the
existing Neighborhood Commercial area to the east of the
intersection. Mr. Minyard stated that it was a wooded
undeveloped tract.
Commissioner Hawn asked of Mr. Hudson how he planned to keep that
intersection form going commercial and if it was realistic to
oppose all change. Mr. Hudson did state that he did see it in
the future, but their concern is the relation to the residential
areas.
Commissioner Putnam asked of Mr. Hudson where he lived.
Commissioner Mizan asked staff why the recommendation was
commercial on two corners but not on the third. Commissioner
Faust commented that this is STD, and not Commercial.
Commissioner Downing commented that it seemed to be a natural
progression to bring the existing STD area on Shackleford down.
He spoke of previous amendments of islands versus this amendment
of expanding an existing category. His question is whether if
should be on the other side of the road.
Jim Lawson commented that staff was trying to recognize an
existing use on the ground and Mr. Malone said that it was a non-
conforming use.
Commissioner Downing brought up the question as to future zoning
of the salvage yard and how that would fit into STD.
Commissioner Rahman made a motion to approve application as
submitted.
Commissioner Putnam asked if the commission could ask if he was
going to screen the property. Steven Giles said that we could
not and that it would not be binding if we did.
Walter Malone stated that he would have to do a
goes with straight office zoning in a STD area.
that staff has been discussing, since you have
the east side expanded area, that you may want
off.
4
PZD unless he
He continued
a question about
to drop that part
I° R2
0
Vicinity Map
rd
Cl
Psis K-`1
�Qo.
0 ;v�G�
o 'o
00
0
0 0 ' 0,9
a
0
Qlc:�, ° 0o p Ej
0
Z� C::] ZD o
a ddo 0] [ q 4p a� 0'
C� q
QO
0 9
0 o ga o 0 o Q
a a-000Q o� a 0%� re
o.❑
Existing Zoning
LU99-11-01
STAGECOACH & SHACKLEFORD
TRS T1N R13W27
CT 24.05
PD 12
WARD 7
00 1
0.1 a
00
0 250 500
Item No. 3
a
C
D
�
O
❑ a
Q
LL -
LU
�•
J
Q
o
rd
Cl
Psis K-`1
�Qo.
0 ;v�G�
o 'o
00
0
0 0 ' 0,9
a
0
Qlc:�, ° 0o p Ej
0
Z� C::] ZD o
a ddo 0] [ q 4p a� 0'
C� q
QO
0 9
0 o ga o 0 o Q
a a-000Q o� a 0%� re
o.❑
Existing Zoning
LU99-11-01
STAGECOACH & SHACKLEFORD
TRS T1N R13W27
CT 24.05
PD 12
WARD 7
00 1
0.1 a
00
0 250 500
Item No. 3
Vicinity Map
Plan Amendment
LU99-11-01
STAGECOACH & SHACKLEFORD
SF & NC TO STD & PK/OS
TRS T1 N R1 27
CT 24.45
PD 12
WARD 7
0 250 S00
Item No. 3
R CKWO
STD a
OD e v
P'
d
O
o �
n � Q
SF to STD
NC
1°.
} o NC
° SF to PK/OS --�
J v
C3 O •�
b ° SF
�. <110 o p0
o a
C3 r7 o
0
� � O OdOO❑� n f1 q.4� p b
0 0 (\ ° 4'� ° O •�� a
p \I o
Od ° 0 0° o o Q fl
0 0 �a o 0 . Q
°4 D JrD
Lu
On 0 NC 0�0 ❑ o
r
Vicinity Map
Plan Amendment as Approved
LU99-11-01
STAGECOACH & SHACKLEFORD
SF TO STD & PK/OS
0a
TRS TIN R13W27 `
CT 24.05 YYY
PD 12
WARD 1 0 230500
Item No. 3
ORDINANCE NO.
AN ORDINANCE TO AMEND THE LAND USE PLAN
(16,222) IN THE 65' STREET WEST
PLANNING DISTRICT FROM SINGLE FAMILY TO
SERVICE TRADES DISTRICT AND PARK/OPEN
SPACE; AND FOR OTHER PURPOSES.
BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF
LITTLE ROCK, ARKANSAS.
SECTION 1. That Single Family on the west-northwest
corner of Stagecoach and Shackleford Roads be amended to
Service Trades District on the Land Use Plan.
SECTION 2. That Single Family for a 50' buffer strip
on the west side of the STD area in Section 1 be amended to
park/Open Space on the Land Use Plan.
SECTION 3. That the Land Use Service Trades District
and Park/Open Space on the attached sketch and be changed
in the Land Use Narrative.
PASSED:
ATTEST:
City Clerk
APPROVED:
Mayor