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Home My WebLink Aboutboard of directors itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION March 6, 2001 AGENDA ubject Land Use Plan Amendment — Boyle Park Planning District — LU01-10-01 — 1900 Block of John Barrow Road SIS RECOMMENDATION CITIZEN PARTICIPATION BACKGROUND Action Required 4Ordinance Resolution Approval Information Report Land Use Plan Submitted By Cy Carney City Manager in the Boyle Park Planning District from Single Family to Office for a medial office park. Planning Staff recommends approval. Planning Commission recommended approval on February 8, 2001 (9-0-2 in favor). Notices were sent to the following neighborhood associations: John Barrow N.A., Broadmoor N.A., Brownwood Terrace N.A., College Terrace N.A., Point O'Woods N.A., University N.A., and Westwood N.A. The property in the application area is shown as Office and Single Family on the Future Land Use Plan. The property fronting John Barrow Road north of the application area is shown as Office. The property to the north is shown as Single Family. The land to the east is shown as Single Family. The neighboring property to the south is shown as Office. The property to the west on the opposite side of John Barrow Road is shown as Mixed Office and Commercial. The property is currently zoned 0-1 Quiet Office, for the frontage along John Barrow Road, and R-4 Two Family for the remainder of the property and is approximately 5.17+ acres in size. The vacant property fronting John Barrow Road north of the application area is zoned 0-1 Quiet Office. Single-family houses occupy a subdivision zoned R-2 Single Family that is to the north of the site. The vacant land to the east is zoned R-4 BACKGROUND CONTINUED Two Family. The neighboring property the to south is zoned 0-3 General Office with a 50 -foot wide strip of Open Space between the two. The property to the west on the opposite side of John Barrow Road is zoned R-2 Single Family. A vacant piece of property zoned 0-3 General Office is located northwest of the application area on the opposite side of John Barrow Road. The applicant's property is located in a suburban area characterized by low-density development patterns. The area in question is located about 1/4 of a mile south of the commercial uses located at the intersection of John Barrow and Kanis Roads. The campus of the Baptist Medical Center is located about 1/3 of a mile to the west of the John Barrow and Kanis Road intersection. The location of the amendment area could attract office uses that could service both businesses and medical uses located along Kanis Road. The area in question could also serve as a transition between the intense commercial and office uses located on Kanis Road and the less intense residential uses located primarily to the south. The size and depth of the property in question is suitable for an office park development that could be accessed by either a cul de sac or loop streets. An office development covering the extent of the application area would also address the need for infill development in the area. FILE NO.: LU01-10-01 Name: Land Use Plan Amendment - Boyle Park Planning District Location: 1911 John Barrow Rd. Request: Single Family to Office and Office to Commercial Source: Pam Brown Courtney PROPOSAL / REQUEST: Land Use Plan amendment in the Boyle Park Planning District from Single Family to Office and Office to Commercial. The Office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices that support basic economic activities. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area they have. The applicant wishes to develop the property for commercial uses. Staff is not expanding the application. EXISTING LAND USE AND ZONING: The property is currently zoned 0-1 Quiet Office, for the frontage along John Barrow Road, and R-4 Two Family for the remainder of the property and is approximately 5.17+ acres in size. The vacant property fronting John Barrow Road north of the application area is zoned 0-1 Quiet Office. Single-family houses occupy a subdivision zoned R-2 Single Family that is to the north of the site. The vacant land to the east is zoned R-4 Two Family. The neighboring property the to south is zoned 0-3 General Office with a 50 -foot wide strip of Open Space between the two. The property to the west on the opposite side of John Barrow Road is zoned R-2 Single Family. A vacant piece of property zoned 0-3 General Office is located northwest of the application area on the opposite side of John Barrow Road. FILE NO.: LU01-10-01 (Cont.) FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On September 9, 2000, a change took place from Single Family to Office on the property to the south abutting the property currently under review. On April 16, 1999, a change was made from Single Family to Suburban Office on Aldersgate Road about a mile west of the applicant's property. On December 1, 1999 a change was made from Multi -Family to Mixed Office Commercial on Labette Drive about 1,000 feet northwest of the applicant's property. On June 18, 1996, multiple changes were made along John Barrow Road between Kanis Road and West 28th Street within a mile north and south of the applicant's property. The property in the application area is shown as Office and Single Family on the Future Land Use Plan. The property fronting John Barrow Road north of the application area is shown as Office. The property to the north is shown as Single Family. The land to the east is shown as Single Family. The neighboring property to the south is shown as Office. The property to the west on the opposite side of John Barrow Road is shown as Mixed Office and Commercial. MASTER STREET PLAN: John Barrow Road is shown on the Master Street Plan as a minor arterial. There are no bikeways shown on the Master Street Plan for this portion of John Barrow Road. PARKS: The Park System Master Plan does not show any existing or proposed parks in the area. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The applicant's property lies in an area covered by the John Barrow Neighborhood Area Plan. The business and commercial development goal contains the objectives of attracting job -generating businesses to the area and encouragement of land assembly guidelines for construction of new business and commercial facilities. The Market Analysis Summery contained in the plan recommended encouragement of medical office developments in the Baptist 2 FILE NO.: LU01-10-01 (Cont.) Medical Center area and along Kanis and John Barrow Roads to the north of Parkview High School. The plan also supports the establishment of a full service restaurant within the area covered by the plan. ANALYSIS: The applicant's property is located in a suburban area characterized by low-density development patterns. The area in question is located about 14 of a mile south of the commercial uses located at the intersection of John Barrow and Kanis Roads. The campus of the Baptist Medical Center is located about 1/3 of a mile to the west of the John Barrow and Kanis Road intersection. The location of the amendment area could attract office uses that could service both businesses and medical uses located along Kanis Road. The area in question could also serve as a transition between the intense commercial and office uses located on Kanis Road and the less intense residential uses located primarily to the south. The size and depth of the property in question is suitable for an office park development that could be accessed by either a cul de sac or loop streets. An office development covering the extent of the application area would also address the need for infill development in the area. However, the proposed change to Office would place incompatible uses near a residential area. Therefore, a strip of Park/Open Space could be created to place a buffer between the Office and the neighboring areas shown as Single Family. The proposed change to Commercial would place a more intense land use in an area surrounded by Single Family and Office uses. Currently, there are nodes of Commercial along John Barrow at the intersections of arterials at Kanis and 36th. The proposed change to Commercial could place incompatible uses in close proximity with the nearby Parkview High School shown as Public Institutional. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: John Barrow N.A., Broadmoor N.A., Brownwood Terrace N.A., College Terrace N.A., Point O'Woods N.A., University N.A., and Westwood N.A. Staff has received two comments from area residents. One was in support while one was neutral. K3 FILE NO.: LU01-10-01 (Cont.) STAFF RECOMMENDATIONS: Staff believes a change to Office for the entire application area is appropriate with a Park/Open Space strip as a buffer between the area recommended for Office and the neighboring area shown as Single Family. Staff does not believe a change to Commercial is appropriate in this section of John Barrow Road. PLANNING COMMISSION ACTION: (FEBRUARY 8, 2001) Dana Carney, City Staff, made a presentation of item 3 so the discussion could coincide with the discussion for item 3.1. See item 3 for a complete discussion concerning the C-3 General Commercial application. Walter Malone, City Staff, made a brief presentation of Item 3.1 to the commission. Commissioner Rahman asked questions about the C-3 zoning and Commercial Land Uses at the intersections of John Barrow Road with Kanis Road and Ashur Avenue. Staff stated support of changing the entire application area to Office but denying the requested change to Commercial. Jim Lawson, Planning Director, stated that the Department maintained Commercial uses at the Commercial nodes located at the intersections of John Barrow Road with Kanis Road and Ashur Avenue. Mr. Lawson also added that a change to Commercial would invite future requests for more changes to Commercial along John Barrow Road between Kanis Road and Asher Avenue. Pam Brown Courtney spoke on behalf of the application. Ms. Courtney explained the desire of the applicant and the neighborhood to develop a medical office park and stated that they wish to have the medical park include a full service restaurant, bank, and drug store. Commissioner Rector reminded the Planning Commission that C-3 Zoning would restrict the specific uses allowed on the property while the Land Use Plan amendment was a different matter. 4 FILE NO.: LU01-10-01 (Cont.) Commissioner Adcock stated support for the Neighborhood Association and faith in the judgment of the residents living in the area. Commissioner Berry stated that the Commission should proceed based on Commissioner Rector's statement that the Zoning and Land Use were separate issues. Commissioner Rahman stated a desire to change the zoning but not the Land Use. Jim Lawson, Planning Director, stated that the eleven specific uses requested by the applicant could take place with a Conditional Use Permit in an area shown as Office on the Future Land Use Plan. Commissioner Rector stated that an affirmative vote would change the entire application area to Office. The area shown as Single Family would change to Office but the area proposed as Commercial along the frontage of John Barrow Road would remain as Office. See minutes for item 3.0 in this agenda for further details on the zoning application on this property. A motion was made to approve the item incorporating staff recommendations. The item was approved with a vote of 9 ayes, 0 noes, and 2 absent. Commissioner Lowry made a public statement that item 3.1 demonstrated the positive influence of Neighborhood Associations on city policy. 0 P" ® Mo �1 sem» ]MAN* mipi MIR r 4i ■� i I e �. D• Ir i•�®� rr� tel•!•* -b t v O 0 Plan Amendment Case # LU01-10-01 N 1911 John Barrow Road ° SF to O i 4�? y , Cr: 24.03 �,r f TRS: TINR13W11 0 250 500 Feet PD: 10 Vicinity Map Ward: 5 ■ Y 22110 i q ® 23RD 24TH f! AN U 11 ■■■■■■■ ■■ ■ 25TH "■ 10"m IdEmi IBM � r Case # LU01-10-01 N 1911 John Barrow Road ° SF to O i 4�? y , Cr: 24.03 �,r f TRS: TINR13W11 0 250 500 Feet PD: 10 Vicinity Map Ward: 5 P3Q,7GlE f,l=(P=c'2 A S -C M H mEmam m Ll U ELI 93 M� Area Zoning Ln p A R2 C��: — I - 0 D . I Case #LU -0110-01 N 1911 JOHN BARROW ROAD Cr.- 24.03 TRS: TINR13WI1 0 450 900 Feet Pa. 10 Ward 5 Item# Ll C a C;'`-:, .0 M 'n 0 C3 r= Li L-� Q 0%..: p r. U r=t�6 fn3 Y' < - E15UMMIT CD 0 a U tj CC a Case #LU -0110-01 N 1911 JOHN BARROW ROAD Cr.- 24.03 TRS: TINR13WI1 0 450 900 Feet Pa. 10 Ward 5 Item# ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE BOYLE PARK PLANNING DISTRICT FROM SINGLE FAMILY TO OFFICE; 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 Single Family in the 1900 block of John Barrow Road be amended to Office on the Land Use Plan. 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 INFORMATION RELATIVE TO PLANNING COMMISSION BUSINESS FOR THE LITTLE ROCK BOARD OF DIRECTORS MEETING ON March 6. 2001 A Land Use Plan Amendment # LU01-19-02 in the Chenal Planning District from Single Family to Commercial in the 19900 block of Cantrell Road. ITEM N0.# - Planning Staff Recommends: Approval Planning Commission Recommends: Right -of -Way Issues: N/A Vote: 9 Ayes 0 Noes 2 Absent 0 Abstention A Land Use Plan Amendment # LU01-10-01 in the Boyle Park Planning District from Single Family to Office in the 1900 block of John Barrow Road. ITEM N0.# Planning Staff Recommends: Planning Commission Recommends: Right -of -Way Issues: N/A Vote: 9 Ayes 0 Noes 2 Absent 0 Abstention ITEM N0.# Planning Staff Recommends: Planning Commission Recommends: Right -of -Way Issues: Vote: _ Ayes Noes ^ Absent Abstention