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Home My WebLink Aboutboard of directors itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION July 20, 2004 AGENDA Subject Land Use Plan Amendment — 1-430 Planning District — LU04-11-02 at 36" Street west of 1-430 Action Required 4Ordinance Resolution Approval Information Report omitted By Bruce Moore City Manager SYNOPSIS Land Use Plan amendments in the I-430 Planning District from Mixed Use to Mixed Office Commercial for future development. FISCAL IMPACT N/A RECOMMENDATION Planning Staff recommends approval. Planning Commission recommended approval on June 17, 2003 (9-0-2 in favor). CITIZEN Notices were sent to the following neighborhood associations: PARTICIPATION Neighborhood Connections, SW Little Rock UP, WCLR Coalition of Neighborhoods, Birchwood 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 area includes two houses on large lots zoned R-2, which abuts the applicant's property on the east. The land to the west along W. 36t' Street is vacant to Bowman Road. A large tract of mostly undeveloped land zoned Planned Office Development wraps around the applicant's property from the west to the north and is the future site for the Church at Rock Creek. A vacant tract of land zoned MF -12 is located to the southeast. The remainder of the land to the south is zoned R-2 and is developed with single- family housing built on large lots. BACKGROUND CONTINUED The expanded amendment area, and all of the property to the west, north, and east is shown as Mixed Use. The south side of W. 36th Street is shown as Mixed Office Commercial and is bisected by a strip of Park/Open Space shown along the floodway of Broody Creek. A large area of Suburban Office is shown on the west side of the Bowman Road / W. 36th Street 'intersection. Although Office is not shown in the vicinity of the application area, office developments are allowed in the areas shown as Mixed Use, Mixed Office Commercial, and Suburban Office. However, all of the mentioned categories require a Planned Zoning District except for MOC which does not require a PZD if the use is entirely office. This application would allow the development of offices in the amendment area without a PZD, which would be required in an area shown as Mixed Use. In addition, in an area shown as Office, a residential structure could be completely removed and replaced with an office building without a PZD, and increase the potential intensity of office development in the neighborhood. Since most of the surrounding property is shown as Mixed Use, and non-residential uses are in the very early stages of development surrounding the application area, the future viability of residential uses on the north side of W. 36th Street becomes questionable. However, the property on the south side of the street will face similar pressure to develop for non-residential uses, especially at the intersection of W. 36th and Bowman. The presence of Mixed Use on the north side of the street and MOC on the south side could result in a mixture of non-residential uses on both sides of W. 36th Street. This application would create an area that would limit the non-residential uses to offices. Nevertheless, the current Mixed Use shown on the north side of W. 36th Street does allow future residential development while the Office category encourages the development of offices. The nearby Suburban Office, and MOC do not encourage future residential development in the neighborhood. A change to Office on the north side of W. 36th Street would encourage the development of offices as the choice of non-residential uses instead of commercial uses. 2 FILE NO.: LU04-11-02 Name: Land Use Plan Amendment - 1-430 Planning District Location: 11524 W. 36th Street Request: Mixed Use to Mixed Office Commercial Source: Kenneth Davis, c/o McGetrick & McGetrick PROPOSAL / REQUEST: A Land Use Plan amendment located in the 1-430 Planning District from Mixed Use to Office. The Office category represents services provided directly to consumers (e.g. legal, financial, medical) as well as general offices, which support more basic economic activities. The applicant wishes to convert a residential property into an office. On April 22, 2004, Staff received a letter to modify the application for a change to Mixed Office Commercial. Prompted by this Land Use Plan Amendment request, the Planning Staff expanded the area of review to the neighboring house to the east. This expansion will include all of the area on the north side of W. 36th Street west of 1- 430 bounded on the east and west by the property owned by the Church at Rock Creek. EXISTING LAND USE AND ZONING: The property is a house currently zoned R-2 Single Family and is located on a lot of about 1.93 acres t in size. The expanded area includes a house on a large lot zoned R-2, which abuts the applicant's property on the east. The neighboring land to the west along W. 36th Street consists of vacant land at the northeast corner of W. 361h and Bowman. A large tract of vacant land zoned Planned Office Development wraps around the applicant's property from the west to the north and is the future site for the Church at Rock Creek, and borders 1-430 on the east. The eastern portion of the church property is currently being cleared at the east entrance from W. 36th Street next to 1-430 and construction has started. A vacant tract of land zoned MF -12 is located southeast of the application area at the southwest corner of W. 36th and 1-430. The remainder of the land to the south is zoned R-2 and is developed with single-family housing built on large lots. FILE NO.: LU04-11-02 (Cont.) FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On November 18, 2003 a change was made from Mixed Office Commercial to Service Trades District along Old Shackelford Road about a'/ mile east of the applicant's property to accommodate proposed development and recognize existing conditions. On October 21, 2003 a change was made from Office to Commercial in the Col. Glenn & 1-430 area about 1 mile south of the study 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 1/10 of a mile to the south and east of the application area to accommodate proposed development. On January 7, 2003 a change was made from Office to Commercial at 12201 Col. Glenn Road about 1 mile southwest of the applicant's property to accommodate proposed development. On January 16, 2001 changes were made from Mixed Use to Commercial, and Suburban Office to Office, on the southeast corner of 1-430 and Col. Glenn Road about 2/3 of a mile southeast of the amendment area to accommodate proposed development. On September 19, 2000 a change was made from Mixed Office Commercial and Low Density Residential to Mixed Use on the northeast corner of W. 36th Street and Bowman Road, including the current amendment study area, to accommodate proposed development. The expanded amendment area, and all of the propert� to the west, north, and east is shown as Mixed Use. The south side of W. 36t Street is shown as Mixed Office Commercial and is bisected by a strip of Park/Open Space shown along the floodway of Brodie Creek. A large area of Suburban Office is shown on the west side of the Bowman Road / W. 36th Street intersection. MASTER STREET PLAN: W. 36th Street is shown as Minor Arterial on the Master Street Plan. The plan also describes a modified right-of-way along this portion of W. 36th Street of 80 feet to accommodate four lanes of traffic and five lanes at major intersections. A Class III Bikeway is shown on W. 36th Street from Bowman Road to Rock Creek. A Class III Bikeway does not require any additional right-of-way or paving. Any development of the applicant's property will need to be designed in such a way as to consider the traffic impact on W. 36th Street and the accompanying bikeway and be subject to half street improvements. 2 FILE NO.: LU04-11-02 (Cont. PARKS: The Little Rock Parks and Recreation Master Plan of 2001 show the floodway of Brodie Creek as a Potential Greenbelt. This Potential Greenbelt serves as an area that may be used for either recreational uses, and or open space opportunities. The amendment area is not immediately adjacent to Brodie Creek and not likely to have a direct impact on 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 property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. ANALYSIS: Although Office is not shown in the vicinity of the application area, office developments are allowed in the areas shown as Mixed Use, Mixed Office Commercial, and Suburban Office. Mixed Use and Suburban Office require a Planned Zoning District for office uses but MOC which does not require a PZD if the use is entirely office. This application would allow the development of offices in the amendment area without a PZD. Since most of the surrounding property is shown as Mixed Use, and non- residential uses are in the very early stages of development surrounding the application area, the future viability of residential uses on the north side of W. 36 application becomes questionable. However, the property on the south side of the street will face similar pressure to develop for non-residential uses, especially at the intersection of W. 36th and Bowman. The nearby Suburban Office, and MOC do not encourage future residential development in the neighborhood. Removing Mixed Use does remove the possibility of residential development in this area. There is still a large amount of Mixed Use (approximately 41 acres) to the north and west of the application area that could be developed for residential uses. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Neighborhood Connections, SW Little Rock UP, WCLR Coalition -of Neighborhoods, Birchwood Neighborhood Association, Campus Place Property Owners Association, 3 FILE NO.: LU04-11-02 (Cont.) 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 no comments from area residents at the time of writing. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. PLANNING COMMISSION ACTION: (MAY 6, 2004) The item was placed on the consent agenda for deferral to the June 17, 2004 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (JUNE 17, 2004) The item was placed on the consent agenda for approval. A motion was made to approve the consent agenda and was approved with a vote of 9 ayes, 0 noes, and 2 absent. 4 Land Use LU 04-11-02 MX To MOC Location: 11,524 W.36th Street Ward: 5 PD: 11 CT: 24.04 TRS: T1NR13W16 0 140 280 560 Feet Area Zoning LU 04-11-02 MX To MOC Location: 11,524 W.36th Street Ward: 5 PD: 11 CT: 24.04 0 145 290 580 Feet TRS: T1NR13W16 ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE I-430 PLANNING DISTRICT FROM MIXED USE TO MIXED OFFICE COMMERCIAL; 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 Use at on the north side of 36th west of I-430 Street be amended to Office as shown on attached sketch. 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