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HomeMy WebLinkAboutminutesDecember 18, 2003 ITEM NO.: 10 Name: Location- Request: ocation:Re uest: Source: FILE NO.: LU03-10-01 Land Use Plan Amendment - Boyle Park Planning District Col. Glenn Road at Vinewood Mixed Use to Commercial Julie Eanes, Attorney for Eagle Bank PROPOSAL / REQUEST: Land Use Plan amendment in the Boyle Park Planning District from Mixed Use to Commercial. 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 that they serve. The applicant wishes to develop the property for commercial uses. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include area zoned for Commercial uses along the south side of Col. Glenn Road from Cobb Street to Walker Street. EXISTING LAND USE AND ZONING: The property is a vacant building currently zoned R-2 Single Family and is .23 acres f in size. The expanded area is zoned with a combination of Planned Commercial Development at Cobb Street, C-3 General Commercial at Vinewood, and C-3 to the east. All of the expanded area is developed with businesses except for the manufactured housing along Vinewood. The applicant's property is surrounded on three sides with businesses zoned C-3 General Commercial to the west, north, and east. Single-family houses occupy the R-2 Single Family zoned land to the south. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On November 4, 2002 a change was made from Single Family to Low Density Residential along Lehigh Street about 1 mile northwest of the amendment area to recognize existing conditions. On July 17, 2001 a change was made from Commercial, Single Family, and Low Density Residential to Park / Open Space at Jack Stephens Golf Academy about a Y2 mile east of the applicant's property to recognize existing conditions. December 18, 2003 ITEM NO.: 10 FILE NO.: LU03-10-01 The applicant's property and the expanded study area are shown as Mixed Use on the Future Land Use Plan. The property on the north side of Col. Glenn Road is shown as Commercial. The neighboring land to the east of the applicant's property is shown as Mixed Use to the east, from the applicant's property to Marborough Street, while the property to the south is shown as Single Family. The neighboring property on the south side of Col. Glenn Road west of Elmwood Street is shown as Mixed Use to Cobb Street where it is shown as Commercial. MASTER STREET PLAN: Col. Glenn Road is shown on the Master Street Plan as a Principal Arterial. The Arkansas Highway and Transportation Department is improving Col. Glenn Road to Master Street Plan standards as a part of a project to improve State Highway 5. Elmwood Street is a standard residential street, which is being improved at the intersection of Col. Glenn Road as a part of the State Highway 5 project. There are no bikeways shown that will be affected by this amendment. Col. Glenn Road is a State Highway, little or no direct access should be permitted to this Principal Arterial. If a curb must be done along a state highway, it would need to be done in a manner that would protect the flow of traffic. Any new development in the study area would need to be done in a manner that would not disrupt the flow of traffic on the state highway. Shared drives to limit curb cuts along Col. Glenn are an option for future developments to provide access to the applicant's property and to minimize interruptions to traffic flow. PARKS: The Little Rock Parks and Recreation Master Plan of 2001 shows the Jack Stephens Youth Golf Academy, located at 6620 Falls Boulevard, as the park facility located within an eight -block distance to the applicant's property. Jack Stephens is an 18 -hole golf course and is listed as a Large Urban Park of more than 50 acres. Since Jack Stephens is primarily a golf course, and not directly accessible from the application area, ,alternative park and open spaces may need to be developed in closer proximity to the applicant's property. HISTORIC DISTRICTS: There are no historic districts that would be affected by this amendment. 2 December 18, 2003 ITEM NO.__ 10 {Cont.} FILE NO.: LU03-10-01 City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Westwood section of the Pecan Lake / Westwood / Stagecoach - Dodd Neighborhood Action Plan. The Zoning and Land Use goal stated a principal of establishing compatibility between residential and non-residential uses. This action would remove the requirement of a Planned Zoning District for non-residential uses located on the applicant's property that are intended to protect the integrity of neighboring residential areas. ANALYSIS, The expanded study area is located in an intense corridor of Commercial development along Col. Glenn Road. The change proposed in this amendment would also mirror the existing Commercial land uses and zoning along the north side of Col. Glen Road between Cobb and Walker Streets. The commercial uses on both sides of Col. Glenn Road front, and take primary access from, Col. Glenn Road. This change would also establish the alley between Col. Glenn and Vinewood Lane as the boundary between non-residential and residential uses. New non-residential developments in an area shown as Mixed Use are subject to the Planned Zoning Development Process. However, all of the existing commercial development is zoned C-3 General Commercial and would not require the Planned Zoning Development process if a future owner wanted to develop a property for C-3 uses. The manufactured houses in the study area located on property zoned C-3 could be replaced with C-3 uses that do not require a PZD even though manufactured housing is considered a residential use. Although some residential uses are located in the study area at Vinewood, the residential uses consist of manufactured housing zoned C-3 General Commercial fronting Vinewood. Most of the residential uses located along Vinewood are located outside the study area. Vinewood at Col. Glenn is a north south street that curves to the east south of the study area. The houses located along the east -west portion of Vinewood face other houses. The houses located on the north side of Vinewood are also separated from the study area by an alley. The curve acts as transition from the non-residential zoned areas to the residential areas. The alley acts as a boundary between non-residential and residential uses. This amendment would expand the area available for Commercial uses even though vacant property shown as Commercial zoned for Commercial uses is available for development. Most of the area covered by this amendment is zoned for Commercial uses and developed for Commercial uses, this amendment would recognize existing conditions. 3 December 18, 2003 ITEM NO.: 10 (Cont.) FILE NO.: LU03-10-01 NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Barrow Action Group, Brownwood Terrace Neighborhood Association, John Barrow Neighborhood Association, Broadmoor Neighborhood Association, College Terrace Neighborhood Association, Leander Neighborhood Association, Point O'Woods Neighborhood Association, University Park Neighborhood Association, Westwood Neighborhood Association, Neighborhood Connections, SW Little Rock UP, WCLR Coalition of Neighborhoods, Campus Place Property Owners Association, Mead owcl iff/Brookwood Neighborhood Association, Pecan Lake Property Owners Association, Stagecoach -Dodd Neighborhood Association, and Tall Timber Homeowners Association. Staff has received three comments from area residents. Two comments were in support and one was neutral. TAFF RECOMMENDATIONS: Staff believes the change is appropriate. A change to Commercial would recognize the existing land uses and zoning. PLANNING COMMISSION ACTION: (DECEMBER 18, 2003) 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 11 ayes, 0 noes and 0 absent. 4