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HomeMy WebLinkAboutminutesDecember 18, 2003 ITEM FILE NO.: LU03-12-03 Name: Land Use Plan Amendment - 65th Street West Planning District Location: West side of David O' Dodd south of Colonel Glenn Road Request. Community Shopping and Office to Commercial Source: Larkin Gieringer, White - Daters & Associates PROPOSAL / REQUEST: Land Use Plan amendment in the 65th Street West Planning District from Community Shopping and Office 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. The applicant wishes to develop the property for commercial uses. Staff is not expanding the application since the Land Use Plan in this area was reviewed within the last year. EXISTING LAND USE AND ZONING: The study area is houses and vacant land currently zoned R-2 Single Family and 0-3 General Office along Lawson Road, R-2 at the southwest corner of Col. Glenn and David O. Dodd Road, and 0-3 on David O'Dodd south of Bowman Plaza Drive and combine for a 16.88 acres f in size. The houses located along the south side of Col. Glenn Road between David O'Dodd and Lawson Roads are zoned C-3 General Commercial. The businesses along the north side of Col. Glenn Road are zoned 0-3 at Lawson Road and Planned Office Development at the northwest corner of Col. Glenn and Bowman Road. The northeast corner of Col. Glenn and Bowman Road is a nursing school zoned C-2 Shopping Center. The vacant land along the east side of David O'Dodd Road is zoned C-3 and 0-3. The JA Fair School located on David O. Dodd is zoned R-2 with a Conditional Use Permit and sits to the southeast of the study area. Most of the property south of Lawson Cutoff Road consists of houses built on large lots with one property zoned 0-2 for a house converted to an office. Most of the land west of Lawson Road consists of houses built on large lots zoned R-2. The property at the southwest corner of the Lawson and Col. Glenn Road intersection is a commercial building zoned December 18, 2003 1lullN11C9�!�COT.TAH NO.: LU03-12-03 Planned Development - Commercial. The R-2 zoned Crystal Valley Fire Station sits on the south side of Col. Glenn Road west of the Lawson Road intersection. FUTURE LAND USE PLAN AND RECENT AMENDME On October 21, 2003 a change was made from Office to Commercial and Park / Open Space east of the J.A. Fair School next the southeast border of the study area to accommodate proposed development. On February 4, 2003 a change was made from Multifamily to Mixed Office Commercial at the southwest corner of 1-430 and Col. Glenn Road about 1/3 of a mile east of the application area to accommodate proposed development. On January 16, 2001 a change was made from Mixed Use and Suburban Office to Commercial and Office at the southeast corner of 1-430 and Col. Glenn Road about 2/3 of a mile east of the applicant's property to accommodate proposed development. On January 7, 2003 a change was made from Office to Commercial at 12,201 Col. Glenn Road less than 1/10 of a mile west of the applicant's property to accommodate proposed development. On December 1, 1998 a change was made from Suburban Office to Mixed Use at the southeast corner of 1-430 and Col. Glenn Road about 2/3 of a mile east of the property in question to accommodate proposed development. On September 19, 2000 a change was made from Low Density Residential & Mixed Office Commercial to Mixed Use at Bowman Road and W. 361h Street about 1 mile north of the study area to accommodate proposed development. On April 6, 1999 a change was made from Office and Community Shopping to Mixed Office Commercial on Col. Glenn across the street to the north of the applicant's property to accommodate proposed development. The applicant's property fronting Lawson Road is shown as Commercial and Office at the intersection of Lawson Cutoff. The area at the southwest corner of Col. Glenn and Lawson Road is shown as Community Shopping. The property along David O' Dodd Road between Bowman Plaza Drive and Lawson Cutoff is shown as Office. The property north of the study area is shown as Mixed Office Commercial while the northeast corner of Col. Glenn and Bowman Road is shown as Public Institutional. The east side of David O' Dodd Road is shown as Commercial between Col. Glenn and Bowman Plaza Drive, the land between Bowman Plaza and the JA Fair School is shown as Office. The JA Fair School is shown as Public Institutional. The property on the south side of Lawson Cutoff is shown as Office. The west side of Lawson Road is shown as Office except for the Commercial shown at the southwest corner of the Lawson / Col. Glenn intersection. 2 December 18, 2003 ITEM NO.: 9 (Cont.) FILE NO.: LU03-12-03 MASTER STREET PLAN: Col. Glenn Road is shown as a Principal Arterial on the Master Street Plan and is improved on the north side with half street improvements, which would also be needed along the south side. David O' Dodd Road is shown as a Minor Arterial and is built as a rural two-lane road south of the Col. Glenn intersection. David O' Dodd Road would need improvements in order to conform to the Master Street Plan. Lawson Road is shown on the Master Street Plan map as a Minor Arterial from the Bowman / David O' Dodd Minor Arterial to the planning boundary. The route of the Lawson Road Minor Arterial includes Lawson Cutoff, which is labeled on the applicant's survey as Church Road. Both Lawson Road and Lawson Cutoff are built as rural two-lane roads in need of improvements in order to conform to the Master Street Plan. Lawson Road north of Lawson Cutoff is a residential street with open drainage and may need improvements if traffic in the area increases. Bowman Plaza Drive is a Minor Commercial Collector street recently built to standard. There are two Class I Bikeways shown on the Master Street Plan located in the amendment area. The Col. Glenn Bikeway (listed as Burlingame / Col. Glenn Bikeway) the will link Kanis Road to Bowman Road. The David O' Dodd Bikeway will link Col. Glenn Road to Stagecoach Road. Class I bikeway design standards provide a paved roadway that is separated from the main roadway of any streets the bikeway parallels. The exact route and location of the bikeways will need to be determined to establish the nature of the applicant's responsibility for half street improvements. Col. Glenn Road is a State Highway, little or no direct access should be permitted to this Principal Arterial. If a curb must be done along a state highway, it would need to be done in a manner that would protect the flow of traffic. Development of the study area would need to be done in a manner that would not disrupt the flow of traffic on the state highway. Shared drives to limit curb cuts along Col. Glenn are an option to provide access to the applicant's property and to minimize interruptions to traffic flow. 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 3 December 18, 2003 ITEM NO.: 9 (Cont.) FILE NO.: LU03-12-03 strategy of providing park and open space facilities within eight blocks of all 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 Community Shopping category is intended for large general merchandise stores, which have not developed in this area. A change to Commercial would still allow uses that would serve a large market area but would be more compatible with a larger variety of smaller scale retail uses. The change from Office to Commercial would place an incompatible use near a school without the benefit of a buffer or transition zone. The Office currently shown on the plan provides a transition along David O' Dodd Road between the Public Institutional to the south and the Community Shopping, Commercial, and Mixed Office Commercial areas located to the north. The change from Office to Commercial would also be an intensification of the uses shown on the Future Land Use Plan. The change from Office to Commercial located at the intersection of two Minor Arterials at David O' Dodd and Lawson Cutoff could increase the amount of traffic generated in the area. The increased traffic generated could interfere with the traffic generated at the school during the morning and afternoon hours when the school day is beginning and ending. Although large offices could locate in an area shown as Office, the traffic generated by Office uses would be less intense than traffic generated by Commercial uses and would be limited to the opening and closing of the business day. In addition, the Commercial uses located east of the school is buffered by a strip of Park / Open Space and is accessed from Bowman Plaza Drive. Although a change to Commercial would expand the area already available for Commercial uses, this amendment would be compatible with the neighboring Commercial uses shown and link the Commercial shown at the southwest corner 4 December 18, 2003 ITEM NO.: 9(Cont.)FILE NO.: LU03-12-03 of Lawson Road to the Commercial area shown to the east. However, the changes to Commercial along David O'Dodd Road would reduce the availability of land available for future office developments since most of the area already shown as Mixed Office Commercial is already developed. The majority of the remaining area shown as Office would be accessed from Lawson Road when the Minor Arterial shown on the Master Street Plan would be suitable for providing access to office developments. The change to Commercial along David O'Dodd would also reduce the variety of future uses that could develop along the Minor Arterial shown on the Master Street Plan. The trend for the area is for new commercial uses to locate near the Col. Glenn / 1-430 interchange. Although much of the area shown as Commercial remains vacant, the change from Community Shopping to Commercial would concentrate future Commercial developments along Col. Glenn Road, and away from the school. The proposed change from Office to Commercial would be a variance from the trend of new Commercial developments to located either on Col. Glenn Road, or to have primary access from Col. Glenn Road via a spur street. The change from Office to Commercial would provide land shown as Commercial that would have primary access from David O'Dodd Road or Lawson Road. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Mead owcliff/Brookwood Neighborhood Association, Pecan Lake Property Owners Association, South Brookwood Ponderosa, Stagecoach -Dodd Neighborhood Association, Tall Timber Homeowners Association, SW Little Rock UP, WCLR Coalition of Neighborhoods, and John Barrow Neighborhood Association. Staff has received one comment from area residents opposed to the change. STAFF RECOMMENDATIONS: Staff believes the change from Community Shopping to Commercial is appropriate. The change from Community Shopping to Commercial would reduce the intensity of uses in the area. Staff believes the change from Office to Commercial is not appropriate. The change from Office to Commercial would place a use incompatible next to the school. PLANNING COMMISSION AGTiON: (DECEMBER 18, 2003) The item was placed on the consent agenda for withdrawal. 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 11 ayes, 0 noes, and 0 absent. A motion was made to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes and 0 absent. 6