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HomeMy WebLinkAboutminutes withdrawalNovember 8, 2007 ITEM NO.: 14 FILE NO.: LU07-12-03 Name: Land Use Plan Amendment - 65th Street West Planning District Location: Property east of North Chicot Road and south of Bay Meadow Court Request: Single Family to Mixed Use Source: Steven Giles PROPOSAL/REQUEST: A Land Use Plan amendment in the 65th Street West Planning District from Single Family to Mixed Use. Mixed Use allows for a mixture of Commercial, Office and Residential and requires the use of a Planned Development. The applicant has asked to revise a Planned Development -Commercial to add another building to the site. EXISTING LAND USE AND ZONING: The property is currently zoned PDC Planned Development -Commercial and R-2 Single Family District. South and adjacent is zoned Planned Development Residential for duplexes. The rest of the surrounding property is all zoned R-2 Single Family and is developed with single family residences. West of this site is zoned R-2, but it is mostly vacant because of a large floodplain. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: This area is shown as Single Family on the Future Land Use Plan. It is surrounded by Single Family. Approximately 500 feet south of this amendment area is shown as Low Density Residential on the south side of Mabelvale Pike. This Low Density Residential transitions into Multi Family and then into Commercial at the Interstate. There is also some Park/Open Space in the near northwest for Hindman Park and Fourche Creek's floodway. Ordinance 19796 was approved on August 6, 2007 to amend the area at the southeast intersection of Interstate 30 and University Road from Multi Family to Light Industrial. This amendment is located one mile southeast of this application. MASTER STREET PLAN: This portion of North Chicot Road is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential November 8, 2007 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: LU07-12-03 zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: A Class III bikeway is shown along N. Chicot Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. PARKS: According to the Master Parks Plan, the application area is within eight blocks of a park. Hindman park is located just northwest of this site. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The amendment area is covered by the 65`h Street West Neighborhood Action Plan. This Plan's Zoning and Land Use goal states "Protect the residential integrity of the neighborhood by maintaining adequate separation or sufficient buffering between residential and non residential uses" and "Ensure that non residential development and multi family development in the area be limited to areas currently reserved for such uses on the Future Land Use Plan or in areas currently zoned for non residential and multi family uses." ANALYSIS: The application area is located on North Chicot Road and is surrounded by residential uses. The applicant was located at this site for many years as a non- conforming use. The Board of Directors approved a PDC for this site in 1996, which brought this business into compliance with the city's zoning. The business would now like to expand and that is what triggered the land use plan amendment. A land use plan amendment may not be required when an existing legally non -conforming use requests a zoning change using the Planned Development process to only allow the continuing use of the existing facilities and where the existing business has not been a negative impact to the surrounding properties, but any alterations to that site in the future require land use plan review. 2 November 8, 2007 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: LU07-12-03 The application is to amend the land use plan from Single Family to Mixed Use. Mixed Use allows a mixture of commercial, office and residential uses and requires a planned development for any mixture of the three. This site is not located in an area that staff would normally like to see commercial and office uses. The future land use plan typically tries to keep commercial uses to the arterial streets and major intersections, and this location does not meet either of those standards. There has not been any new residential or non-residential in this area for some time. This area is developed and stable and change is not likely in the near future. Ragan Safe and Vault has been located at this site for many years with seemingly no problems from the surrounding neighborhoods, but the 65th Street West Neighborhood Action Plan states a need to keep non residential uses out of existing neighborhoods and confined to those areas currently shown as non- residential on the Future Land Use Plan. Non-residential uses typically bring more traffic volume and North Chicot Road already has a problem with speeding drivers. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: South Brookwood Ponderosa and Southwest Little Rock United for Progress. Staff has received no comments from area residents. TAFF RECOMMENDATIONS: While a zoning change to add another building might be appropriate under the good neighbor principal, staff feels that a land use plan amendment is inappropriate and recommends denial of the land use plan amendment. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) The item was placed on the consent agenda for withdrawal. By a vote of 11 for and 0 against the consent agenda was approved. 3 PI Vicinity Map LDR u MF Plan Amendment Case: LU07-12-03 N Location: 7101 N. Chicot Rd. from SF to MX Ward: 7 PD: 12 CT: 20.01 TRS: TIN R13W25 0 150 300 Feet I 121 I ©� GRAC�° Ra HE °CE RD OT�v��� o Ell 4® Q®® o a ©moo El L� i�r - 1r�d4� dl PK/OS\ OLT�IV ® n� un L tl E2u DD0 MASEELLVAI F k PI Vicinity Map LDR u MF Plan Amendment Case: LU07-12-03 N Location: 7101 N. Chicot Rd. from SF to MX Ward: 7 PD: 12 CT: 20.01 TRS: TIN R13W25 0 150 300 Feet I � v q p � PR CIE] ❑ � GRACE DR EJI �j a CE R S N NVY � 3 q R2 �0 ❑ �� n� ° ED U o �y �1�E3 ❑� ® rr. 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