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Home My WebLink Aboutboard of directors itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION NOVEMBER 18, 2003 AGENDA Subject Land Use Plan Amendment — I-430 Planning District — LU03 -11-04 at Old Shackleford Road and 36a' Street Action Required Ordinance Resolution Approval Information Report Submitted By Bruce Moore City Manager SYNOPSIS Land Use Plan amendments in the I-430 Planning District from Mixed Office Commercial to Service Trades District for future development. FISCAL IMPACT N/A RECOMMENDATION Planning Staff recommends approval. Planning Commission recommended approval on October 16, 2003 (10-0-2 in favor). CITIZEN Notices were sent to the following neighborhood associations: PARTICIPATION John Barrow Neighborhood Association, Campus Place Property Owners Association, Kensington Place Property Owners Association, Pennbrook/Clover Hill Property Owners Association, Sandpiper Neighborhood Association, Twin Lakes "A" Neighborhood Association, Twin Lakes "B" Special Improvement District, Twin Lakes `B" Prop. Owners Association, and Westbrook Neighborhood Association. BACKGROUND The applicant's property and the expanded area are shown as Mixed Office Commercial on the Future Land Use Plan. The land to the north of the expanded area is shown as Mixed Office Commercial while the land to the east is shown as Office. The southeast corner of the Shackleford / W. 36a' intersection is shown as Multifamily, while the southwest corner of the intersection is shown as Low Density Residential. The land to the south is shown as Park / Open Space. The land west of the expanded study area is shown as Mixed Office Commercial. BACKGROUND CONTINUED The expanded study area is largely vacant land with a few houses built along Shackelford Road zoned R-2 Single Family. A non -conforming motor repair shop is located in the expanded study area about half way between Shackleford Road and W. 36th Street. A vacant Planned Residential Development, for an adult group home, is located in the expanded area on W. 36th Street just west of the intersection with Old Shackleford. The east side of Old Shackleford consists of a lock smith shop zoned PCD and houses built on large lots zoned R-2. Further tc the east fronting Shackleford Road, are a strip commercial center zoned PCD, a pollution management company zoned C- 4 Open Display Commercial, and vacant land zoned C-3 General Commercial. A piece of property at the intersection of W. 36th Street and Old Pine Road is vacant land zoned C-2 Shopping Center. The property to the north is an undeveloped PCD and a vacant area zoned MF -12 Multi -family at the northeast corner of the Old Shackleford / Shackleford Road intersection. The east side of Shackleford Road is a large tract of land zoned 0-3 General Office. The land south of the Old Shackleford and W. 36th intersection is zoned R-2 with a C.U.P. for a manufactured home. The land south of W. 36th Street is zoned R-2 Single Family with a large vacant building. A large vacant tract of land zoned R-2 sits to the west of the expanded study area. The study area is part of a large tract of land shown as MOC that has remained largely undeveloped. MOC uses have expanded to the southwest along the north side of Col. Glenn Road within the past five years, the existing uses of property within the study area has not changed. Most of the property along Old Shackleford has remained residential while the properties fronting Shackleford have developed for non- residential uses. A change to STD might allow new development to take place that would be close enough to minor arterial streets to be practical and yet isolated enough to provide a buffer to the more intense uses that could occur in an area shown as STD. An area shown as STD would decrease the area shown as MOC. In addition, a change to STD would allow for some industrial uses to occur with a mixture of office uses governed by the use of Planned Zoning Districts. The PZD process would allow the implementation of design standards that could help preserve the semi -rural character of the area and protect 2 BACKGROUND CONTINUED the integrity of neighboring uses. The design review process of PZDs in an area shown as STD could also allow the environmental evaluation of future developments with the goal of protecting the neighboring streams. 3 ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE I-430 PLANNING DISTRICT FROM MIXED OFFICE COMMERCIAL TO SERVICE TRADES DISTRICT; AND FOR OTHER PURPOSES. WHEREAS, as the Little Rock Planning Commission believes it appropriate to amend the plan. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS. SECTION 1. That Mixed Office Commercial south and west of the intersection of Old Shackleford and Shackleford Roads extending west and south to 36th Street and east to Shackleford Road be amended 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 FILE NO.: LU03-11-04 Name: Land Use Plan Amendment - 1-430 Planning District Location: 3204 Old Shackleford Road Request- Mixed Office Commercial to Service Trades District Source: Joe White, White - Daters PROPOSAL/REQUEST Land Use Plan amendment in the 1-430 Planning District from Mixed Office Commercial to Service Trades District. The Service Trades District category provides for a selection of office, warehousing, and industrial park activities that primarily serve other office or industrial businesses. The district is intended to allow support services to these businesses and to provide for uses with an office component. A Planned Zoning District is required for any development not wholly office. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include an area shown as Mixed Office Commercial along both sides of Old Shackleford Road from the Old Shackleford / Shackleford Road intersection to W. 36th Street and the western side of Shackleford Road south of the intersection listed above. This expansion would allow enough land to be shown as STD to make office, warehousing, and industrial park activities viable. EXISTING LAND USE AND ZONING: The property consists of a vacant office and a metal building currently zoned Planned Commercial Development and is 1.30 acres t in size. The expanded study area is largely vacant land with a few house built along Shackelford Road zoned R-2 Single Family. A non -conforming motor repair shop is located in the expanded study area about half way between Shackleford Road and W. 36th Street. A vacant Planned Residential Development, for an adult group home, is located in the expanded area on W. 36th Street just west of the intersection with Old Shackleford. The east side of Old Shackleford consists of a lock smith shop zoned PCD and houses built on large lots zoned R-2. Further to the east fronting Shackleford Road, are a strip commercial center zoned PCD, a pollution management company zoned C-4 Open Display Commercial, and vacant land zoned C-3 General Commercial. A piece of property at the intersection of W. 36th Street and Old Pine Road is vacant land zoned C-2 Shopping Center. The property to the north is a undeveloped PCD and a vacant area zoned MF -12 Multi- family at the northeast corner of the Old Shackleford / Shackleford Road intersection. The east side of Shackleford Road is a large tract of land zoned 0-3 General Office. The land south of the Old Shackleford and W. 36th intersection is zoned R-2 with a FILE NO.: LU03-11-04 (Cont.) C.U.P. for a manufactured home. The land south of W. 36th Street is zoned R-2 Single Family with a large vacant building. A large vacant tract of land zoned R-2 sits to the west of the expanded study area. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On February 4, 2003, a change was made from Multi -family to Mixed Office Commercial about %2 mile southwest of the applicant's property at the southwest corner of 1-430 and W 36th Street to accommodate future development. On November 4, 2002, a change was made from Single Family to Low Density Residential a little less than 1 mile to the east of the expanded area along Lehigh Court to recognize existing conditions. On September 4, 2001, a change was made from Park / Open Space to Multi -family east of W. 24th Street and Junior Deputy Road about 3/ of a mile northeast of the applicant's property to accommodate proposed development. On January 16, 2001, changes were made from Mixed Use and Suburban Office to Commercial and Office on the southeast corner of 1-430 and Col. Glenn Road about 1 mile south of the application area to accommodate proposed development resulting in the current land uses shown for that location. The applicant's property and the expanded area are shown as Mixed Office Commercial on the Future Land Use Plan. The land to the north of the expanded area is shown as Mixed Office Commercial while the land to the east is shown as Office. The southeast corner of the Shackleford / W. 36th intersection is shown as Multifamily, while the southwest corner of the intersection is shown as Low Density Residential. The land to the south is shown as Park / Open Space. The land west of the expanded study area is shown as Mixed Office Commercial. MASTER STREET PLAN: Old Shackleford Road is a local street paved as a rural two-lane road with open drainage. Development of the applicant's property would require half street improvements to Minor Commercial Collector standards. Both Shackleford Road and W. 36th Street are shown as Minor Arterials and are built as rural two-lane roads. 1-430 is shown as a Freeway. Shackleford Road would require half street improvements to Minor Arterial standards. W. 36th Street would require half street improvements to the modified standard of 3 lanes with a 70' Right -of -Way. There are no bikeways shown that would be affected by this amendment. PARKS: The Little Rock Parks and Recreation Master Plan of 2001 shows a Potential Greenbelt for the land along the floodways of Panther Branch and Brodie Creek. The designation of Potential Greenbelts along the floodways of streams is intended to not only preserve the watersheds of the streams, but also allow the future development of park amenities, and or the preservation of open space amenities. Any future development of the 0a FILE NO.: LU03-11-04 (Cont.) property within the study area should be designed in a sensitive manner to protect the nearby streams. 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 expanded study area is part of a large tract of land shown as MOC that has remained largely undeveloped. MOC uses have expanded to the southwest along the north side of Col. Glenn Road within the past five years, the existing uses of property within the study area has not changed. Most of the property along Old Shackleford has remained residential while the properties fronting Shackleford have developed for non- residential uses. A change to STD might allow new development to take place that would be close enough to minor arterial streets to be practical and yet isolated enough to provide a buffer to the more intense uses that could occur in an area shown as STD. An area shown as STD would decrease the area shown as MOC. In addition, a change to STD would allow for some industrial uses to occur with a mixture of office uses governed by the use of Planned Zoning Districts. The PZD process would allow the implementation of design standards that could help preserve the semi -rural character of the area and protect the integrity of neighboring uses. The design review process of PZDs in an area shown as STD could also allow the environmental evaluation of future developments with the goal of protecting the neighboring streams. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: John Barrow Neighborhood Association, Campus Place Property Owners Association, Kensington Place Property Owners Association, Pennbrook/Clover Hill Property Owners Association, Sandpiper Neighborhood Association, Twin Lakes "A" Neighborhood Association, Twin Lakes "B" Special Improvement District, Twin Lakes "B" Prop. Owners Association, and Westbrook Neighborhood Association. Staff has received three comments from area residents of which all were neutral. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. A change to STD would provide land for uses to develop that could provide service support to other uses located in the area. 3 FILE NO.: LU03-11-04 (Cont. PLANNING COMMISSION ACTION: (OCTOBER 16, 2003) The item was placed on the consent agenda for approval. During the consent agenda, it was noted that an email of opposition was received, but the objector was not present. A motion was made to approve the consent agenda and was approved with a vote of 8 ayes, 0 noes, 2 absent and 1 recusal. 4 acv e MOC '1 °00 APK/OS ; .la ®�[a®Im® ® -J Lu Vicinity Map m a �a • ` ep rvm ;y i� F��f /� L� � . s u ° • 3. � :.. � h r�1r! n r ■ a 1, ��jlf4 �a w ■ .111Z��I k e a i n MK � Y A PLAN AMENDMENT LU03-11-04 N Location: WEST SIDE OF OLD SHACKLEFORD ROAD 1/2 MILE SOUTH OF SHACKLEFORD MOC TO STD Ward: 5 PD: 11 0 200 400 800 Feet CT: 24.04 TRS: T1NR13W16 Vicinity Map AREA ZONING Case: LU03-11-04 N Location: WEST SIDE OF OLD SHACKLEFORD ROAD 1/2 MILE SOUTH OF SHACKLEFORD Ward: 5 PD: 11 0 200 400 800 Feet CT: 24.04 TRS: T1NR13W16