HomeMy WebLinkAboutminutes withdrawalJune 3, 2004
ITEM NO.: A FILE NO.: LU04-12-01
Name: Land Use Plan Amendment - 65th Street - West Planning District
Location: Southeast Corner of Col. Glenn and Shackleford Roads
Request: Light Industrial to Commercial and Service Trades District
Source: Kevin Huchingson, Dickson Flake & Partners
PROPOSAL / REQUEST:
Land Use Plan amendment in the 65th Street - West Planning District from Light
Industrial to Commercial and Service Trades District. 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 Service
Trades District category 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 development. A Planned Zoning District is
required if the use is mixed office and commercial. The applicant wishes to
develop a mixture of commercial, office, showroom, and warehouse activities on
the property.
Staff is not expanding the application since an expansion would not connect the
applicant's property to areas shown for similar uses, nor would an expansion
recognize existing conditions.
EXISTING LAND USE AND ZONING:
The property is mostly vacant land with a few small structures and a salvage yard
currently zoned R-2 Single Family and is 11.43 acres t in size. The land on the
north side consists of large lot single family homes zoned R-2 on the northeast
corner of Shackleford at Col. Glenn Road, while further to the east on the north
side is two industrial buildings, one zoned 1-2 Light Industrial, and the other
zoned 1-1 Industrial Park. Further east on the north side of Col. Glenn is more
houses zoned R-2. The property to the east is a group of large industrial
buildings zoned 1-2. The land to the southeast consists of R-2 zoned houses
located in the Tall Timber West addition. The 1-1 land to the south along
Shackleford Road is vacant. The property to the west of the application area is
zoned 1-2 for an industrial building housing a lawn service company.
June 3, 2004
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: LU04-12-01
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On November 18, 2003 a change was made from Mixed Office Commercial to
Service Trades District on the northwest corner of Shackleford Road and W. 36th
Street along Old Shackleford Road about 2/3 of a mile north of the study area to
accommodate proposed development.
On October 21, 2003 a change was made from Office to Commercial in the Col.
Glenn Road & 1-430 area about 3/ of a mile southwest of the application area to
accommodate proposed development.
On February 4, 2003 a change was made from Multifamily to Mixed Office
Commercial on the southwest corner of 1-430 and W. 36th Street about 3/ of a
mile northwest 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 property in question
to accommodate proposed development.
On January 16, 2001 a change was made from Mixed Use to Commercial and
Suburban Office to Office on the Southeast corner of 1-430 & Col. Glenn Road
about Y4 of a mile west of the applicant's property to accommodate proposed
development.
On April 6, 1999 a change was made from Office and Community Shopping to
Mixed Office Commercial on the northwest corner of Col. Glenn and Bowman
Roads about 1 mile west of the site in question to accommodate proposed
development.
The applicant's property is shown as Light Industrial on the Future Land Use
Plan. All of the surrounding land is shown as Light Industrial except for the land
to the southeast shown as Single Family separated from the applicant's property
by a strip of land shown as Park / Open Space.
MASTER STREET PLAN:
Col. Glenn Road is shown on the Master Street Plan as a Principal Arterial while
Shackleford Road is shown as a Minor Arterial. Both Col. Glenn and Shackleford
Road are built as rural two-lane roads with open drainage and would need
improvement to conform to the Master Street Plan specifications. The cross
sections recommended by the Master Street Plan call for a right-of-way width of
1 10'for Col. Glenn Road and 90' for Shackleford Road. The Master Street Plan
does not show a bikeway for Col. Glenn Road. A Class II Bikeway is shown for
Shackleford Road, which would not require additional right-of-way but would
require lane markings and signage for bike lanes on both aides of the road.
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June 3, 2004
SUBDIVISION
ITEM NO.: A Cont. FILE NO.: LU04-12-01
PARKS:
The Little Rock Parks and Recreation Master Plan of 2001 shows a Potential
Greenbelt along the floodway of Brodie Creek starting about 1/10 of a mile east
of the applicant's property. This amendment should not effect the viability of the
Potential Greenbelt.
HISTORIC DISTRICTS:
There are no city recognized 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 opening paragraph of the Zoning and Land Use chapter recommends
that non-residential developments be encourage to locate in the area bounded by
1-430, Shackleford, Colonel Glenn, and David O'Dodd Roads. The Goal Ilsted In
the Zoning and Land Use chapter recommends maintaining and encouraging
single family and low-density residential developments for most of the study area
while placing non-residential uses in areas already shown for non-residential
uses on the Future Land Use Plan. The objective listed supports a separation of
uses and buffering between non-residential and residential uses. An action
statement relevant to this case encourages non-residential development to take
place west of Shackleford Road and north of David O'Dodd Road in the area
where the applicant's property is located.
ANALYSIS:
The amendment area possesses excellent access to the transportation network
with its close proximity to 1-430 to the west and State Highway 5 (Col. Glenn,
Asher Ave., and Stagecoach Rd.) to the east. Uses locating in areas shown as
Industrial typically need efficient access to the regional transportation network
and generate truck traffic. Since Col. Glenn Road is also State Highway 300,
uses located in the amendment area would benefit from road frontage on a State
Highway.
Since uses located in areas shown as Service Trades District are intended to
supplement industrial and office activities, areas shown as STD need to be
located in close proximity to areas shown as Industrial. The supplemental nature
of STD would necessitate the efficient flow of traffic between areas shown as
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June 3, 2004
SUBDIVISION
ITEM NO.: A
FILE NO.: LU04-1
STD and Industrial. The amendment area is centrally located at an intersection
to allow for movement between the amendment area and the surrounding area
shown as Industrial.
Although business activities take place in areas shown as STD intended to
supplement Industrial Activities, the purpose of STD is not to duplicate the uses
in areas shown as Commercial. The change to Commercial in this application
consists of less than 14% of the application area while the change to STD fills the
remainder of the study area. However, sufficient areas of vacant land shown as
Commercial are located near the 1-430 / Col. Glenn interchange which would
minimize the need for more land to be shown as Commercial. Due to the amount
of land shown as Industrial surrounding the application area, a greater need
exists for uses intended to supplement and serve industrial activities.
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. The
Shackleford Road corridor also provides land uniquely situated to provide Light
Industrial uses in close proximity to the growing commercial and offices areas in
Little Rock located west of 1-430.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Westbrook
Neighborhood Association, Kensington Place Property Owners Association,
Mead owcl iff/B rookwood Neighborhood Association, Pecan Lake Property
Owners Association, South Brookwood Ponderosa, Stagecoach -Dodd
Neighborhood Association, Tall Timber Homeowners Association, John Barrow
Neighborhood Association, Neighborhood Connections, SW Little Rock UP, and
WCLR Coalition of Neighborhoods. Staff has received 1 neutral comment from
the public. Staff has not received any comments from area Neighborhood
Associations at this time.
STAFF RECOMMENDATIONS:
Staff believes the change to Service Trades District is appropriate while the
change to Commercial is not. The change to Service Trades District allows uses
in the area that would supplement the industrial uses shown, while the change to
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June 3, 2004
SUBDIVISION
ITEM NO.: A {Cont.} FILE NO.: LU04-12-01
Commercial is not necessary due to the availability of nearby vacant land shown
as Commercial.
PLANNING COMMISSION ACTION:
(March 11, 2004)
The item was placed on the consent agenda for deferral at the request of the
applicant to the April 22, 2004 Planning Commission meeting. 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:
(April 22, 2004)
The item was placed on the consent agenda for deferral to the June 3, 2004
Planning Commission meeting. A motion was made to approve the consent
agenda and was approved with a vote of 10 ayes, 0 noes and 1 absent.
PLANNING COMMISSION ACTION:
(June 3, 2004)
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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