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HomeMy WebLinkAboutboard of directors itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION MAY 2, 2006 AGENDA Subject Land Use Plan Amendment in the 65h Street West district from Single Family to Service Trades District Submitted by: Planning & Development Action Required f Approved By � Ordinance Resolution Approval Information Report Bruce Moore SYNOPSIS A Land Use Plan Amendment in the 654 Street West Planning District from Single Family to Service Trades District along the east side of Stagecoach Road, south of Herndon Road. FISCAL IMPACT No impact determined. RECOMMENDATION Staff recommends approval. The Planning Commission at their meeting of March 30a' recommended approved by a vote of 10 for and 0 against with one absent. CITIZEN Notices were sent to the following neighborhood PARTICIPATION associations: Pecan Lake Property Owners Association, Stagecoach -Dodd Neighborhood Association and Tall Timber Homeowners Association. The Planning Commission held a public hearing on March 30, 2006. BACKGROUND The site is along Stagecoach Road in a section of Little Rock, which has not seen much development in the last decade plus. However in the last couple of years proposals for new single-family subdivisions have been submitted to the city. These subdivisions are both east and west of the site in question. This section of Stagecoach Road remains in its rural form as a two-lane highway with homes and a scattering of businesses along the road. BACKGROUND CONTINUED Stagecoach is classified as a Principal Arterial, however the road is only two -lanes with open ditches. This is a state highway. The road was recently improved north of Brodie Creek. There are no plans or money at this time to improve Stagecoach Road from Brodie Creek south to Interstate 430. This section of Little Rock from Colonel Glenn Road to north and Fourche Creek to the South is beginning to see development. Over the decades the area has remained rural in nature with little new development. Commercial development has begun around the Colonel Glenn — I-430 interchange and to a lesser extent at the Stagecoach Road - I -430 interchange. Three residential developments along David O Dodd on both sides of I-430 have been proposed, with two well under way. A fourth and the largest is immediate east of this site. It too has begun development. Along Shackleford Road near Colonel Glenn Road some office warehouse developments have begun. Only Multifamily and Office development has not shown activity in the vicinity. Two businesses were built at the Shackleford Road — Stagecoach Road intersection in the last decade. The most recent change is the new single-family subdivision immediately to the east of this site. A large single-family subdivision is now under development between Herndon and Lanehart. The last available lots in Pecan Lake to the northeast have been developed during the last decade. The land around Shackleford Road from Colonel Glenn Road to Stagecoach Road is shown for Light Industrial or Service Trades. However much of this land is still undeveloped. There are two large Public Use areas north of the application area along Stagecoach Road. One is a church and school while the other is a church with seminary. The remainder of the land north of the site along Stagecoach is undeveloped to near the intersection with Colonel Glenn Road. To the south Stagecoach is developed with single-family homes and a scattering of businesses. The commercial uses on Stagecoach Road between Herndon and Lanehart are legally nonconforming uses. All this land remains zoned R2 Single Family. At the intersection with Shackleford Road is a `You pull -it' or 2 BACKGROUND CONTINUED `salvage yard' which is zoned Single Family. The north part of the site requesting a change has been an automobile storage facility in the past. Currently the property is vacant. The southern portion has a single-family home on it. As noted this is an area beginning to develop after many years of being idle. The site has a history of non- residential use. There are abundant areas for all types of use available in the general vicinity. The appropriateness of the type of use is as important as the `need' for more of that type of use in the area. Single Family use along an arterial is exceptable and appropriate. However with the use pattern along this portion of the road being heavy commercial and office uses and the lot depth limited, non- residential should not be rejected. There will be a need for more employment locations in the general area as the residential develops. This is the location of an intersection of two arterial roadways. Some Service Trades District already exists on the Plan on the west side of Stagecoach Road west of Shackleford Road. The question is should an area with a history of non- residential near a Commercial and Service Trades area would be more appropriate for Service Trades District than Single Family. With the limitations of the site configuration, need for more right-of-way along the frontage and previous development and use of the site make future use as Single Family problematic. 3 April 13, 2006 SUBDIVISION ITEM NO.: 17 [Cont.] FILE NO.: LU06-14-01 C-1 Neighborhood Commercial. The Plan currently shows all this area for Commercial. The proposed change is to Mixed Office Commercial. This change in use is in part to try to control the access and design of redevelopment of this corridor. The final change in this section is from Commercial to Public Institution. The current use is a church with a zoning of R-2 Single Family. Four of the five changes more accurately reflect the existing and likely future use of the land. The fifth is to hopefully make the change in use more orderly. The Northeast section of the area has five change areas all from Industrial. Along Doyle Springs Road at 1-30 the change to Light Industrial for areas that include a warehouse distribution use, vacant land, two houses and a contractors yard. The zoning is mostly R-2 Single Family with a Planned District Industrial. The change more closely reflects the use pattern at the northern end and encourages uses in the southern end, which might be more appropriate near single-family use. The second area is to Light Industrial along Scott Hamilton Road near Fourche Road. The northern half of this area is development as office -warehouse and is zoned 1-2 Light Industrial. The southern portion is wooded and zoned 1-2. The third area is at the Fourche Road - Stenger Road intersection and is a change to Public Institution. The use is a cemetery and the zoning is R-2 Single Family. The fourth area is between Stenger and 1-30 west of Jamison. The proposed change is to Light Industrial and the use is mini -warehouse and office -warehouse. The existing zoning is 1-2 Light Industrial. The proposed change more accurately reflects the use and zoning. The final change area is to Public Institutional on either side of Jamison Road south of Stenger Road. The use is a City impound yard and City vehicle maintenance facility. The zoning is 1-2 Light Industrial. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: O.U. R., Upper Baseline and Windamire Neighborhood Associations and Southwest United for Progress Coalition. Staff has received eleven comments from area residents. All were neutral mainly questions, however one in the discussion did request that the area along Baseline to MOC be changed so that his property was totally in just one classification. STAFF RECOMMENDATIONS: Staff recommends modifying the MOC change area along Baseline Road to reduce the change area, moving the line a few hundred feet to the west as requested. Staff recommends approval as modified. 0 LE NO.: LU06-12-01 Name: Land Use Plan Amendment - 65th Street West Planning District Location: East of Stagecoach Road, north of Shackleford Road Request: Single Family to Service Trades District Source: Debbie Collins, Penfield Realtors 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 office service or industrial businesses. The accompanying Planned Zoning District requested is for a Contractors Yard. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include areas to the south along Stagecoach Road. With these changes, the entirety of the Single Family to the Neighborhood Commercial at Shackleford and Stagecoach Roads would be eliminated. It is thought that the additional area would make the boundaries more logical. EXISTING LAND USE AND ZONING: The property is vacant though outdoor storage of vehicles has occurred on the site. The current zoning is R2 Single Family and is 0.8 acres f in size. The expanded area is 3.7 acres in size. Northeast and east of the site is R2 Single Family zoned land. To the northeast is wooded undeveloped land and to the east is a new developing single-family subdivision. To the south is an existing junkyard or you -pull -it yard, which is zoned R2 Single Family. This is a legally non -conforming use. Further to the south is R2 Single Family land, which is developed with homes. To the southeast is rural undeveloped land zoned R2 Single Family. To the northwest is R2 Single Family land that is undeveloped and wooded. To the west is C1 Neighborhood Commercial and Planned Commercial District land. The C1 land is rural residential in use while there is an office warehouse use on the Planned Commercial property. To the southwest is also a Planned Commercial District with an office warehouse use. Further to the west is R2 Single Family land that is undeveloped primarily wooded. To the southwest are homes along Stagecoach Road with undeveloped land behind. There are a few legally non -conforming non-residential uses along Stagecoach to the south. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: April 19, 2005, a change was made from Office to Commercial, east of David O Dodd Road between Colonel Glenn and Lawson Roads. This is located west of FILE NO.: LU06-12-01 (Cont. 1-430 over a mile to the northwest of the site. The request was made to allow for future uses. October 21, 2003, a change was made from Office to Commercial with a Park/Open Space boundary, between J.A. Fair High School and 1-430, south of Colonel Glenn Road. This is located west of 1-430 over a mile to the northwest of the site. The request was made to allow for future uses. July 17, 2001, a change was made from Commercial, Single Family and Low Density Residential to Park/Open Space, between Western Hills Boulevard and University Avenue south of Colonel Glenn Road. This is located over a mile to the northeast of the site. The request was to recognize the 'First Tee' Golf Course and Park. January 16, 2001, a change was made from Mixed Use and Suburban Office to Commercial and Office, between 1-430 and Talley Road south of Colonel Glenn Road. The site is east of 1-430 over a mile to the northwest of the site. The request was made to allow for future uses of the land. The Land Use Plan shows Single Family for the site. To the northeast and southeast the Plan shows Single Family Use. To the northwest the Plan shows Public/Institutional Use and to the west is Office Use. To the south the Plan shows Neighborhood Commercial, then Single Family further to the south. MASTER STREET PLAN: Stagecoach Road is shown as a Principal Arterial on the plan. These roads serve through traffic and connect major traffic generators and activity centers. They do not function to provide access to adjacent property. Currently Stagecoach is a two-lane road. The Master Street Plan calls for the road to be a five or six lane road with 110 feet of right-of-way. Additional right-of-way and street improvements will be required with any new development of this land. BICYCLE PLAN: The Master Street Plan shows a Class II route along Stagecoach Road. Class II routes use the same paving of the road, but provide a portion of that paving for the sole use of bicycles. PARKS: The Little Rock Parks and Recreation Master Plan shows this site to be within 8 - blocks of a recreational or open space. Brodie Creek Park is to the northeast of the site. Brodie Creek Park is a Community Park with 44 acres of land. 2 FILE NO.: LU06-12 ISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The site is within the area of the Pecan Lake, Westwood, and Stagecoach -Dodd Neighborhood Action Plan. The Plan recommends changes in the Herndon Road area to help with drainage and sight distance issues at Stagecoach Road. The Plan recommends concentrating the non-residential uses along Stagecoach Road from Shackleford Road to David O Dodd Road. ANALYSIS: The site is along Stagecoach Road in a section of Little Rock, which has not seen much development in the last decade plus. However in the last couple of years proposals for new single-family subdivisions have been submitted to the city. These subdivisions are both east and west of the site in question. This section of Stagecoach Road remains in its rural form as a two-lane highway with homes and a scattering of businesses along the road. Stagecoach is classified as a Principal Arterial, however the road is only two - lanes with open ditches. This is a state highway. The road was recently improved north of Brodie Creek. There are no plans or money at this time to improve Stagecoach Road from Brodie Creek south to Interstate 430. This section of Little Rock from Colonel Glenn Road to north and Fourche Creek to the South is beginning to see development. Over the decades the area has remained rural in nature with little new development. Commercial development has begun around the Colonel Glenn —1-430 interchange and to a lesser extent at the Stagecoach Road- 1-430 interchange. Three residential developments along David O Dodd on both sides of 1-430 have been proposed, with two well under way. A fourth and the largest is immediate east of this site. It too has begun development. Along Shackleford Road near Colonel Glenn Road some office warehouse developments have begun. Only Multifamily and Office development has not shown activity in the vicinity. Two businesses were built at the Shackleford Road — Stagecoach Road intersection in the last decade. The most recent change is the new single-family subdivision immediately to the east of this site. A large single-family subdivision is now under development between Herndon and Lanehart. The last available lots in Pecan Lake to the northeast have been developed during the last decade. The land around Shackleford Road from Colonel Glenn Road to Stagecoach Road is shown for Light Industrial or Service Trades. However much of this land is still undeveloped. There are two large Public Use areas north of the 3 FILE NO_: LU06-12-01 (Cont. application area along Stagecoach Road. One is a church and school while the other is a church with seminary. The remainder of the land north of the site along Stagecoach is undeveloped to near the intersection with Colonel Glenn Road. To the south Stagecoach is developed with single-family homes and a scattering of businesses. The commercial uses on Stagecoach Road between Herndon and Lanehart are legally nonconforming uses. All this land remains zoned R2 Single Family. At the intersection with Shackleford Road is a 'You pull -it' or 'salvage yard' which is zoned Single Family. The north part of the site requesting a change has been an automobile storage facility in the past. Currently the property is vacant. The southern portion has a single-family home on it. As noted this is an area beginning to develop after many years of being idle. The site has a history of non-residential use. There are abundant areas for all types of use available in the general vicinity. The appropriateness of the type of use is as important as the 'need' for more of that type of use in the area. Single Family use along an arterial is exceptable and appropriate. However with the use pattern along this portion of the road being heavy commercial and office uses and the lot depth limited, non-residential should not be rejected. There will be a need for more employment locations in the general area as the residential develops. This is the location of an intersection of two arterial roadways. Some Service Trades District already exists on the Plan on the west side of Stagecoach Road west of Shackleford Road. The question is should an area with a history of non-residential near a Commercial and Service Trades area would be more appropriate for Service Trades District than Single Family. With the limitations of the site configuration, need for more right-of-way along the frontage and previous development and use of the site make future use as Single Family problematic. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Pecan Lake Property Owners Association, Stagecoach -Dodd Neighborhood Association and Tall Timber Homeowners Association. Staff has received one neutral comment from area residents. Pecan Lakes Neighborhood Association, which covers this site, has only expressed question and concerns about the use involved in the change. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. 2 FILE NO.: LU06-12-01 (Cont_) PLANNING COMMISSION ACTION: (MARCH 30, 2006) This item was placed on the consent agenda for approval. By a vote of 10 for, 0 against, the consent agenda was approved. y-1 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 FOR OTHER MATTERS. WHEREAS, the Little Rock Planning Commission after conducting a public hearing on the issue recommends the Plan be changed. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS. SECTION 1. That a Single Family area south of Herndon Road along the east side of Stagecoach Road is changed to Service Trades District. SECTION 2. That the ordinance shall take effect and be in full force from and after its passage and approval. PASSED: ATTEST: City Clerk APPROVED: Mayor Vicinity Map Plan Amendment Case: LU06-12-01 Location: Stagecoach Road & Herndon SF to STD N Ward: 7 PD: 12 CT: 24.05 0 250 500 1,000 Feet TRS: T1NR13W27 Vicinity Map Area Zoning Case: LU06-12-01 Location: Stagecoach Road & Herndon N Ward: 7 PD: 12 CT: 24.05 0 230 460 920 Feet TRS: T1NR13W27