HomeMy WebLinkAboutminutesSeptember 18, 2003
ITEM NO.: 2 FILE NO.: LU03-12-01
Name: Land Use Plan Amendment - 65th Street West Planning District
Location: South and west of 1-430 and Col. Glenn Intersection
Request: Office to Commercial and Park / Open Space
Source: Pat McGetrick, McGetrick Engineering
PROPOSAL / REQUEST:
Land Use Plan amendment in the 65th Street West Planning District from Office
to Commercial and Park / Open Space. The Commercial category includes a
broad range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and
scale, depending on the trade area they serve. Park / Open Space includes all
public parks, recreation facilities, greenbelts, flood plains, and other designated
open space and recreational land. The applicant wishes to develop the property
for general commercial uses.
Staff has expanded the application to include a change from Office to Park /
Open Space along the eastern and western edge of the original application area.
This change would provide a buffer between the future development and 1-430
and the JA Fair School. The addition of Park / Open Space to the east and west
would complement the strip of Park / Open Space shown to the south and
provide a buffer around the applicant's property on three sides.
STING LAND USE AND ZONING:
The property is currently zoned 0-2 Office and Institutional and R-2 Single
Family and is approximately 53 acres in size. To the north lies the Rave Theatre
on property zoned C-4 Open Display Commercial. Vacant land to the north is
zoned C-3 General Commercial and C-4. To the south lies undeveloped R-2
Single Family land. To the east lies the 1-430 freeway and to the west is JA Fair
School located on David O. Dodd zoned R-2 with a Conditional Use Permit.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On February 4, 2003 a change was made from Multi -family to Mixed Office
Commercial on the southwest corner of 1-430 and W. 36th Street about 3/ of a
mile north of the applicant's property to accommodate proposed development_
On January 7, 2003 a change was made from Office to Commercial at 12201
Col. Glenn Road about °/4 of a mile northwest of the amendment area to
accommodate proposed development.
September 18, 2003
ITEM NO.: 2 (Cont.
FILE NO.: LU03-12-01
On January 16, 2001 a change was made from Mixed Use and Suburban Office
to Commercial and Office on the southeast corner of 1-430 and Col. Glenn Road
about Y4 of a mile northeast of the applicant's property to accommodate proposed
development.
On September 19, 2000 a change was made from Low Density Residential and
Mixed Office Commercial to Mixed Use on W. 36th Street and Bowman Road
about 1 mile north of the study area to accommodate proposed development.
On November 2, 1999 a change was made from Neighborhood Commercial to
Service Trades District on the north corner of Stagecoach and Shackleford
Roads about 1 mile southeast of the application area to accommodate proposed
development.
On April 6, 1999 a change was made from Office & Community Shopping to
Mixed Office Commercial on the northwest corner of Col. Glenn & Bowman Road
about %4 of a mile northwest of the amendment area to accommodate proposed
development.
On March 16, 1999 a change was made from Single Family to Service Trades
District and Park / Open Space on the west corner of Stagecoach and
Shackieford Roads about 1 mile southeast of the application area to
accommodate proposed development.
The property is currently shown as Office on the plan. To the north is shown as
Commercial; to the west, Public Institutional for the public school; to the south, a
Park/Open Space strip between the Office and the Single Family; and to the east
the 1-430 Freeway.
MASTER STREET PLAN:
Col. Glenn Plaza Drive is shown as a local street on the plan that is built to
Commercial standards. Any additional roads in the subject area would be
required to be built as Commercial Streets. This property would be accessed off
of Colonel Glenn, which is shown as a Principal Arterial and David O. Dodd,
which is shown as a Minor Arterial.
PARKS:
The Little Rock Parks and Recreation Master Plan of 2001 shows that the
applicant's property is located north of a Potential Green Belt which corresponds
with the proposed route of the "Take it to the Extreme" Trail. The "Take it to the
Extreme" Trail is the western edge of a trial loop system proposed by the Parks
and Recreation Department to circle Little Rock as a part of the plan concept of
creating a "City in a Park." The plan includes public school property, such as the
JA Fair School located on David O. Dodd as an element in the eight -block
strategy of providing park and open space facilities within eight blocks of all
r.
September 18, 2003
ITEM NO.: 2 [Cont.] FILE NO.: LU03-12-01
residents of the City of Little Rock. The trail system needs to be developed in
order to provide improved park and open space amenities for future
developments likely to take place in the Col. Glenn & 1-430 area and to provide
those amenities outside the school hours of operation.
HISTORIC DISTRICTS:
There are no historic districts that would be affected by this amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The property under review is not located in an area covered by a City of Little
Rock recognized neighborhood action plan.
ANALYSIS:
The applicant's property is located in a changing neighborhood in which a pattern
of semi -rural development is transforming into an area of intense commercial
development. Much of the recent development is fueled by the availability of
vacant land near a freeway interchange on 1-430 centrally located between 1-630
and 1-30, and extends west to the Col. Glenn and Bowman / David O. Dodd
intersection. This amendment coupled with the area shown as Mixed Office
Commercial north of Col. Glenn Road, the area shown as Mixed Use north of W.
36th Street would allow for an expansive area of non-residential development
between the study area and the north side of W. 36th Street.
This amendment would extend the area shown as Commercial as far south as
possible and yet remaining contiguous to the Commercial already shown to the
north. The school to the west and freeway to the east provide physical barriers
to further expansion of Commercial uses to either direction. The strip of Park /
Open Space would provide a buffer between development on the applicant's
property and the area to the south shown as Single Family. The remaining area
shown as Office north of the school, fronting a Minor Arterial could be vulnerable
to a future change that could allow an increase in the intensity of future
development for that property. However, the area shown as Office west of David
O' Dodd, as well as the existing MOC uses at the intersection of Bowman and
Col. Glenn should provide a transition between the less intense uses located
outside city limits from the more intense uses located at 1-430 and Col. Glenn.
The two additional strips of Park / Open Space would expand the area shown as
Park / Open Space next to the applicant's property. A strip of Park / Open Space
along the east side of the study area is a buffer to protect the scenic quality of 1-
430. A strip of Park / Open Space along the west side of the study area would
provide a buffer between any future development and the JA Fair School. The
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September 18, 2003
ITEM NO.: 2 (Cont.) _ FILE NO.: LU03-12-01
strip of Park / Open Space to the south currently serves as the boundary
between residential and non-residential uses in the area. The proposed change
expanding the area shown as Park / Open Space on three sides of the
applicant's property would fortify the boundary between residential and non-
residential uses south of the study area.
The land surrounding the site where David O'Dodd and 1-430 could face pressure
in the future to develop with non-residential uses. The establishment of a
boundary between the residential and non-residential uses through the extension
of Park / Open Space should relieve any pressure for non-residential
development at David O'Dodd and 1-430 and protect the integrity of the current
land uses shown even though much of that area is currently vacant. In addition,
a buffer shown as Park / Open Space would also be reinforced by the Public
Institutional shown for the school should reduce the potential for non-residential
development further to the south.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Meadowcliff/
Brookwood Neighborhood Association, South Brookwood Ponderosa, Pecan
Lake Property Owners Association, Stagecoach -Dodd Neighborhood
Association, and SW Little Rock UP. At this time. Staff has received any
comments from area residents or neighborhood associations.
STAFF RECOMMENDATIONS:
Staff believes the changes to Commercial and Park / Open Space is appropriate.
These changes would provide for the expansion of Commercial uses further to
the south and also provide a buffer and a transition between incompatible uses to
the south and west.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2003)
The item was placed on the consent agenda for approval. A motion was made to
approve the consent agenda and was approved with a vote of 10 ayes, 0 noes
and 1 absent.
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