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HomeMy WebLinkAboutminutes withdrawalOctober 21, 2004 ITEM NO.: J FILE NO.: LU04-11-03 Name: Land Use Plan Amendment - 1-430 Planning District Location: Between Interstate 430 and Shackleford Rd, north of Old Shackleford Rd Request: MOC (Mixed Office Commercial) to CS (Community Shopping) Source: Joe White, White-Daters Engineers PROPOSAL / REQUEST Land Use Plan amendment in the 1-430 Planning District from MOC (Mixed Office Commercial) to CS (Community Shopping). CS (Community Shopping) provides for shopping center type development with one or more general merchandise stores. The applicant has indicated they intend to develop the property commercially using the site plan review process. Staff is not expanding the application since the Land Use Plan in this area was reviewed within the last two years. EXISTING LAND USE AND ZONING: The property is vacant and currently zoned PCD -expired (Planned Commercial District). The area requested is 63 acres ± in size. To the north the zoning is 03 (General Office) with office buildings, a hospital and two hotels. South of the subject property is zoned PCD -expired (Planned Commercial District) and R2 (Single Family) and generally vacant. The PCD -expired is the remaining portion of the PCD -expired involved in this change. The zoning has been requested to change to office, 02 (Professional Office). To the east is Camp Aldersgate, which is zoning OS (Open Space). West of the site, across Interstate 430 the land is developed as single-family homes and zoned R2 (Single Family). FUTURE LAND USE PLAN AND RECENT AMENDMENTS - September 19, 2000, A change was made from LDR (Low Density Residential) and MOC (Mixed Office Commercial) to MX (Mixed Use) approximately a mile to the southwest on the west side of Interstate 430 at Bowman Road and 36th Streets. The proposal was to develop a church based campus with various non- traditional outreach programs on the majority of the site. July 17, 2001, A change was made from C (Commercial) to PR (Park) approximately a mile to the northwest, on the west side of Interstate 430 in the Birchwood Subdivision. This was part of a citywide classification of existing City parkland to a new Park zone. October 21, 2004 ITEM NO.: J (Cont. FILE NO.: LU04-11-03 September 4, 2001, A change was made from PK/OS (Park/Open Space) to LDR (Low Density Residential) approximately half a mile to the east. The proposal was to expand a retirement community (Good Shepard) with the addition of duplex or attached housing. March 18, 2003, A change from SF (Single Family) to SO (Suburban Office) approximately a quarter mile to the northwest, along Aldersgate Road. The proposal was to develop the land to an office use. November 4, 2002, A change from SF (Single Family) to LDR (Low Density Residential) approximately a mile to the southeast. This change was part of a package of changes resulting from an overall Land Use Plan review for this area. The change was intended to more accurately reflect the current land use and zoning of the area. February 4, 2003, A change from MF (Multifamily) to MOC (Mixed Office Commercial) approximately a mile to the southwest, south of 36th Street along the west side of Interstate 430. The change was for an expansion of the proposed use area to the south for a large primarily commercial development. November 18, 2003, A change from MOC (Mixed Office Commercial) to STD (Service Trades District) approximately a quarter mile to the south at the northwest corner of Shackleford and 36th Street. The proposal was made as a result of a Planned Zoning District request for a service trades type of use in that general location. The application area is shown as MOC (Mixed Office Commercial) on the City Land Use Plan. To the east is shown as Park/Open Space, with Multifamily and Single Family beyond that. To the north, generally across Interstate 430 is shown as Office and Suburban Office. Across Interstate 430 to the west is shown for Single Family. To the Southwest across Interstate 430 is shown for Mixed Use while south of the site is shown as Mixed Office Commercial) and Office to the southeast. MASTER STREET PLAN; Shackleford Road is shown as a Minor Arterial on the plan. The Standard is for a four or five lane road in a right-of-way of 90 feet. It is not built to standard. Shackleford Road is currently a two-lane road. Significant widening will have to be done along this frontage. There are no bikeways shown that would be affected by this amendment. PARKS: The Little Rock Parks and Recreation Master Plan of 2001 shows this area to be within 8 blocks of a public or private recreation or outdoor space. 6 October 21, 2004 FILE NO.: LU04-11-03 HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. RECOGNIZED NEIGHBORHOOD ACTION PLAN: This application area is within the John Barrow Neighborhoods Plan area. That Plan recommends medical and other business uses in this general area. The Plan envisions employment and service opportunities to area residents from any businesses, which might occur in the north portion of their Plan area. ANALYSIS - This site became Mixed Office and Commercial on the City Land Use Plan in 1987. Prior to that it had been Major Office. The change was made as part of a larger review along Interstate 430, which had been started due to a rezoning request for a Mixed Use development for the site — a mall, hotel and office complex. The Plan was changed to Commercial/Office, which later became the Mixed Office Commercial classification on December 1, 1987. The Staff write-up indicates a "PCD recommended to assure high qualit� development and to minimize traffic flow problems on Shackelford and 36" Street." Due to concerns about previous developments that had not materialized and the effects on Camp Aldersgate special requirements were made of the development through the Planned Development process. In the successive sixteen years no development has materialized and the City reviewed one alternative development proposal. After public hearings and Board of Director approval, the City was taken to court where much of the case was ruled in the City's favor. However the applicant requested that the application be withdrawn and the Board of Directors granted this request. The site in question is heavily wooded and contains significant topographic change. The elevation change is from near 360 feet to over 510 feet a difference of 150 feet. There is a significant hilltop in the northeast section of the Plan amendment area, with a lower hilltop just off the amendment area at the southeast corner. Most of Little Rock's development, both residential and nonresidential, has been to the northwest of this site. That is the site is on the southeastern edge of the major growth area of the City. Based on development, both subdivision and building activity, development is to the northwest of the site and has been for several decades. Most of the new office and commercial development in Little Rock has occurred along Markham, Chenal Parkway and Cantrell Roads west of 3 October 21, 2004 ITEM NO.: J (Cont. FILE NO.: LU04-11-03 Interstate 430. To a lesser extend this development as occurred along Markham east of Interstate 430, Shackleford Road north of Interstate 430, and Kanis and Bowman Roads. Interstate 430 has for years been eyed as a potential Office and or Commercial corridor. In the 1970s and 1980s the City worked, through its Plans, for this to be an Office corridor with major commercial at Rodney Parham and Interstate 30 and a lesser commercial area at Colonel Glenn Road. During the 1980s and 1990s increased amounts of commercial development were shown at the two remaining un -developed or under -developed interchanges — Shackleford and Colonel Glenn Road. This was marked by the afore mentioned amendment in 1987. Over the last five to ten years the City has added significant amounts of commercial at the Colonel Glenn Interchange with Interstate 430. This addition has been in all four quadrants of the interchange. A small commercial center and multiplex theater as well as several freestanding commercial businesses have been developed. The City has approved a large commercial development in the last few months — a 'Power' Center. The concerns raised in 1987 about the development of this land still remain — effects on Camp Aldersgate, development of Shackleford Road to arterial standard and the ability of the Shackleford interchange to hand traffic volumes, which might be generated. Through the City's actions over the last several years, the decision has been made to locate the Community Shopping area at the Interstate 430 — Colonel Glenn interchange. Large amounts of commercial zoning are in place and not development along Colonel Glenn Road. To the north while developed, the use pattern is more office and support commercial to the office developments. The need or desirability of another large commercial area at the Shackleford interchange is questionable. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: John Barrow and Sandpiper. As of this writing, no comments have been received. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. A development that includes or is predominantly commercial needs to be reviewed using the Planned Zoning District process to assure all issues and concerns are addressed. CI October 21, 2004 111:01LVA l FILE NO.: LU04-11-03 PLANNING COMMISSION ACTION (JULY 29, 2004) The item was placed on the consent agenda for deferral to the September 9, 2004 Planning Commission meeting. A motion was made to waive the by-laws for a five-day notice to defer prior to the Planning Commission meeting. That motion was made and approved with a vote of 9 ayes, 0 noes, and 2 absent. A motion was made to approve the consent agenda and was approved with a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: On July 28, 2004, the applicant requested a deferral to meet with staff to discuss the application. A meeting was held with the applicant, but no changes to the Land Use Plan Amendment were discussed. PLANNING COMMISSION ACTION: (SEPTEMBER 9, 2004) The item was placed on the consent agenda for deferral to the October 7, 2004 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 7 ayes, 0 noes and 4 absent. STAFF UPDATE: Staff has received one neutral comment about this application. No meetings have been held with the applicant in regard to the Land Use Plan amendment nor have any changes been made to the application since the last planning commission meeting. PLANNING COMMISSION ACTION: (OCTOBER 7, 2004) The item was placed on the consent agenda for deferral to the October 21, 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. 5 October 21, 2004 ITEM NO.: J (Cont.) FILE NO.: LU04-11-03 STAFF UPDATE: A meeting and amendment to the zoning application has occurred since the last planning commission meeting which has affected the Land Use Plan amendment. The amended zoning application "Conceptual PZD" is consistent with the Future land Use Plan since the entire site is included in the application and a mixture of office and commercial uses are included. That Planned Zoning District process can assure all development issues and concerns are addressed. Each phase of the PZD should be evaluated for compatibility with the surrounding uses and compatibility with the Future Land Use Plan. PLANNING COMMISSION ACTION: (OCTOBER 21, 2004) Staff informed the Commission that the applicant requested the application be withdrawn. Staff supported the withdrawal request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for withdrawal. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. The application was withdrawn. 0