HomeMy WebLinkAboutminutesDecember 18, 2003
ITEM NO.: C FILE NO.: LU03-12-02
Name: Land Use Plan Amendment - 65 Street - West Planning District
Location: Southeast corner of Col. Glenn and Talley Road
Request: Light Industrial to Commercial
Source: Virginia Unser
PROPOSAL 1 REQUEST:
Land Use Plan amendment in the 65 Street - West Planning District from Light
Industrial to Commercial. 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 that they serve.
EXISTING LAND USE AND ZONING:
The property is two houses built on large lots currently zoned R-2 Single Family
and is 10.01 acres t in size. The property on the north side of Col. Glenn Road
is a fast food restaurant zoned C-3 while on the neighboring property to the rear
a new building is under construction. The property at the northwest corner of
Col. Glenn and Talley Road is a radio station and exhibition hall zoned C-2
Shopping Center. The property to the north across the street on Col. Glenn is a
business park zoned 1-1 Industrial Park. The property to the northeast along Col.
Glenn Road consists of a house built on a large lot zoned R-2. The land east of
the applicant's property is vacant land zoned R-2 with a warehouse zoned 1-2 at
the southwest corner of Col. Glenn and Shackleford Road. The property to the
south is houses built on large lots zoned R-2 while the land to the west is zoned
C-3 General Commercial recently cleared for development. Further to the
southwest on Talley Road is recently cleared land zoned 0-3 General Office for
a new office park. Currently at the 1-430 Col. Glenn intersection, there are 112
acres of land zoned C-2 Shopping Center, 82 acres of land zoned C-3 General
Commercial and 38 acres of land zoned C-4 Open Display Commercial. If
the proposed changes that are before the Board of Directors take place on
October 21, the totals will be an increase of 40 acres of C-3 and 13 acres of C-4.
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 a'/z mile
northwest of the application area to accommodate proposed development
December 18, 2003
ITEM NO.: C Cont. FILE NO.: LU03-12-02
On January 7, 2003, a change was made from Office to Commercial on the
south side of Col. Glenn Road about 1 mile west of the amendment area to
accommodate proposed development.
On November 4, 2002, a change was made from Single Family to Low Density
Residential along Lehigh Street about 1 mile northeast of the amendment area to
recognize existing conditions.
On January 16, 2001, changes were made from Mixed Use to Commercial and
from Suburban Office to Office across the street from the applicant's property on
Talley Road to accommodate proposed development, resulting in the current
land uses shown.
On September 19, 2000 a change was made from Low Density Residential and
Mixed Office Commercial to Mixed Use at W. 36th Street and Bowman Road
about 3/ of a mile northwest of the study area to accommodate proposed
development.
On April 6, 1999 changes were made from Office and Community Shopping to
Mixed Office Commercial at the northwest corner of Col. Glenn at Bowman Road
about 1 mile west of the applicant's property to accommodate proposed
development.
The applicant's property is shown as Light Industrial on the Future Land Use
Plan. All of the property fronting Col. Glenn Road to the east of Talley Road is
shown as Light industrial and the area to the west of Talley Road is shown as
Commercial. Currently at the 1-430 Col. Glenn intersection, there are 118 acres
of land shown as Commercial and 94 acres of Mixed Office Commercial most of
which is zoned C-2. If the proposed changes that are before the Board of
Directors take place on October 21, there would be an increase of almost 50
acres shown as Commercial.
MASTER STREET PLAN:
Col. Glenn Road is shown on the Master Street Plan as a Principal Arterial and is
built with half street improvements on the north side. Talley Road is a local
street built to standard with curb and gutter. Talley Road at the Col. Glenn
intersection remains a two-lane road with open drainage to allow for the widening
of Col. Glenn Road at a future date. The south side of Col. Glenn Road would
be subject to half street improvements in order to conform to Master Street Plan
standards. There are no bikeways shown that would be affected by this
amendment.
PARKS:
The Little Rock Parks and Recreation Master Plan of 2001 shows that the
applicant's property is located in a service deficit area. Service Deficit Areas are
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December 18, 2003
ITEM NO.: C (Cont.) FILE NO.: LU03-12-02
areas identified by the Parks and Recreation Department that consist of
properties located at a distance of more than eight blocks from the nearest park
and open space amenity. A park and open space amenity would need to be
developed within an eight block walking distance to conform to the Parks and
Recreation Master Plan "Eight -Block Strategy."
HISTORIC DISTRICTS:
There are no historic districts that would be affected by this amendment.
City Recognized Neighborhood Action Plan:
The applicant's property lies in the area covered by the Stagecoach -Dodd
section of the Pecan Lake, Westwood, Stagecoach -Dodd Neighborhood Action
Plan. The Zoning and Land Use goal supports concentrating proposed non-
residential developments in the area bounded by 1-430, Shackleford, Colonel
Glenn, and David O'Dodd Roads. The plan also lists an Action Statement of
encouraging new non-residential development to locate west of Shackleford
Road and north of David O'Dodd Road.
ANALYSIS:
The applicant's property is located near developing commercial uses at the 1-430
/ Col. Glenn Road interchange. The central location of the 1-430 / Col. Glenn
Road interchange between the interchanges on 1-430 at 1-30 and 1-630
encourages much of the development occurring west of the applicant's property.
The neighboring development is fostering the creation of a commercial corridor
extending west from the amendment area toward the Col. Glenn and Bowman /
David O. Dodd intersection. A change to Commercial at the applicant's property
would add an extra 10.01 ± acres of land to the area already shown as
Commercial. In addition, a large portion of the land designated for Commercial
and Mixed Office Commercial at the 1-430 / Col. Glenn Road interchange
remains undeveloped.
This amendment would decrease the area shown as Light Industrial. Although
much of the area shown as Light Industrial remains undeveloped, the existing
Light Industrial uses cover large tracts of land. Light Industrial uses also require
easy access to transportation facilities, which is currently provided by 1-430, Col.
Glenn, Shackleford Road and Talley Road. The Light Industrial area is buffered
from less intense uses to the east with a strip of Park / Open Space along Brodie
Creek. A change to Commercial would reduce a prime area for Light Industrial
development.
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December 18, 2003
ITEM NO.: C
FILE NO.: LU03-12-0
Industrial and Light Industrial areas are needed in the city. The Industrial areas
are listed in order of decreasing size are located at the Port; 65th Street and
Scott Hamilton; Asher Avenue; and the Airport. Light Industrial areas are listed
in order of decreasing size are located at Otter Creek, the Airport, the
Shackleford Road corridor and at Sibley Hole and 1-30. This Shackleford
corridor of Light Industrial provides employment opportunities with easy access
to a freeway. It can provide an option to the Industrial and Light Industrial which
are located in other parts of town and an option that is the closest to the fast
growing sections of northwest Little Rock.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:
Meadowcliff/Brookwood Neighborhood Association, Pecan Lake Property
Owners Association, South Brookwood Ponderosa, Stagecoach -Dodd
Neighborhood Association, Tall Timber Homeowners Association, Westwood
Neighborhood Association, Neighborhood Connections, SW Little Rock UP,
WCLR Coalition of Neighborhoods, John Barrow Neighborhood Association,
Kensington Place Property Owners Association, and Westbrook Neighborhood
Association. Staff has received no comments from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate. This change would reduce an area
that is well suited for Light Industrial development and add to undeveloped areas
shown as Commercial.
PLANNING COMMISSION ACTION:
(October 30, 2003)
The item was placed on the consent agenda for deferral to the December 18,
2003 Planning Commission meeting. A motion was made to wavier the by-laws
for a five-day notice to defer prior to the Planning Commission meeting. That
motion was made and approved with a vote of 9 ayes, 0 noes, and 2 absent. A
motion was made to approve the consent agenda and was approved with a vote
of 9 ayes, 0 noes and 2 absent.
PLANNING COMMISSION ACTION: (December 18, 2003)
The item was placed on the consent agenda for withdrawal. A motion was made
to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes
and 0 absent.
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