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HomeMy WebLinkAboutstaff reportNovember 10, 2005 ITEM NO.: 18 FILE NO.: LU05-10-02 Name: Land Use Plan Amendment — Boyle Park Planning District Location: Northwest corner of Stannus and 41St Street Request: Public Institutional to Suburban Office Source: Mark & Pat Pollack PROPOSAL/REQUEST: Land Use Plan Amendment in the Boyle Park Planning District from Public Institutional to Suburban Office. Suburban Office represents low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning district is required. An application for a Planned Office District to allow quiet professional office use — insurance office, has been submitted. Staff is not expanding the application. With the existing development and zoning pattern no logical expansion was apparent to Staff. EXISTING LAND USE AND ZONING: The property requesting the change is currently zoned 'R-3', Single Family and is one acre t in size. To the north, south, east and west the land is zoned 'R-3', Single Family. To the north, west and south are single family homes. To the east is an elementary school and to the northwest is a church. The area is developed and stable. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: March 6, 2001, A change was made from Single Family to Office for an area between Parkview High School and the Brownwood Terrace Neighborhood, east of John Barrow Road. This is over a mile to the northwest. The change was made to facilitate a rezoning request for a larger new development in the area. July 17, 2001, Changes were made from Low Density Residential and Single Family to Park Open Space for First Tee south of Colonel Glenn Road between University Avenue and Western Hills Blvd. This is about a quarter of a mile from the application area. The change were made to recognize existing Public Parks. November 4, 2002, Changes from Single Family, Office and Commercial to Mixed Office Commercial, Commercial and Multifamily between Kanis Road and 1-630 generally along Riley Drive. The change is about two miles to the northwest. These changes were made related to a zoning request to allow for proposed development in the area. November 10, 2005 SUBDIVISION ITEM NO.: 18 (Cont.) _FILE NO.: LU05-10-02 January 20, 2004, A change from Mixed Use to Commercial for an area south of Colonel Glenn Road between Cobb and Walker. This is about half a mile to the southwest. The change was to recognize existing zoning and use in the area as well as to support a proposed zoning. July 13, 2004, A change from Office to Single Family and Mixed Use for an area north of Colonel Glenn Road between Whitfield and Stannus. This is a block to the south. The change was to better recognize the existing and likely future use pattern as well as to support a proposed rezoning. The Land Use Plan shows this site for Public Institutional (for a Lodge). To the east and northwest of the application area are Public Institutional use areas. Single Family is shown to the north and south as well as to the southwest. Mixed Use is shown a block to the south along Colonel Glenn Road. MASTER STREET PLAN: Both Stannus and 41St Street are shown as Local Streets on the Master Street Plan. If a non -single family use is permitted, the Master Street Plan requires these roads be built to Commercial Street standard, which is greater than residential Local Street standard. These streets may require dedication of right- of-way and may require street improvements. BICYCLE PLAN: The Little Rock Bike Plan shows no bike routes in immediate area of the application. PARKS: The application area is within the West Central Parks Planning Area. The Little Rock Parks and Recreation Master Plan recommends using the existing floodplains to connect recreation area within this district. The application area is within the recommended 8 -blocks of an existing park or open space. Boyle Park is to the north, West End Park is to the northwest and First Tee is to the south, southeast of the application area. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. 2 November 10, 2005 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.� LU05-10-02 CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The property under review is within the John Barrow Neighborhood Plan area. This Plan does not have Objectives directly related to the proposal. However it does recommend that the neighborhood develop a climate that would attract job - creating businesses to the area and that efforts should be made to improve sidewalks, curbs, gutters and streetlights. If this project would create job opportunities for neighborhood residents and make site improvements with added sidewalks, curbs and streetlights, then it would help achieve the Plans Goals. ANALYSIS - The application area is within the John Barrow Addition, which is a developed area of town. There have been a few single family homes built in the John Barrow area. The new homes have been built on lots that were 'skipped over' when the area was developed. In this section of John Barrow the homes are several decades old. This is a stable part of John Barrow and close to Colonel Glenn Road (former Asher Avenue). This section of Colonel Glenn Road has seen some turn over in businesses in the last few years. Several new businesses targeting the Hispanic community have located along Colonel Glenn Road. In addition a few businesses have been built between 36th and John Barrow Road near the application. While it may not be a 'prime' retail area, there is activity and signs of strengthening. Across the street (Stannus) is an elementary school with bus pick-up and drop- off along Stannus. Stannus is very congested with parents and buses at the end of the school day. The resulting traffic impacts 41St Street as well. Many of the streets are not built to full Master Street Plan standards with curbs gutters and sidewalks. To the west of the application between Potter and Whitfield along the southside of 40th Street is the recently approved development for a new private school. A Planned Development was approved for a mosque, school and 22 single-family homes in October 2004. There is a remaining 5 acres of vacant MF12 (Multifamily 12 units per acre) zoned land and similar amount of vacant C3 (General Commercial) zoned land at Whitfield from 40th to Colonel Glenn Road. The site requesting zoning and plan change is an existing non-residential structure surrounded by single-family detached homes, with a public elementary school across the street. The land surrounding the structure has been paved. The former use was a fraternal organization. Wilson Elementary School does have frontage along Colonel Glenn but access is along either 40th Street or Stannus. Rosedale Baptist Church is located along 40th Street between Stannus K November 10, 2005 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: LU05-10-02 and Whitfield. The Church property is adjacent to a part of the application property. The single-family neighborhood is accustom to these public/quasi- public institutional uses within rather than adjacent to the neighborhood. All these uses were originally built to service the residents of the neighborhood. Suburban Office use is intended to allow office development near or adjacent to Single Family homes. The intention is to review the proposed office use to assure the design is such that it is compatible with the adjacent homes. The location of the proposal is at the intersection of two local residential streets. These streets are already impacted (adversely) by the school traffic. Both school buses and parents waiting to pick-up students line Stannus in the early afternoon. The structure is clearly not single family. With the values of property in the area and the way property is currently developed, it is very unlikely to ever be redeveloped into single family. It is possible to redevelop this site for multifamily or nonresidential use. With its location away from a major street and across the street from an elementary school, any new use's impacts must be carefully reviewed. The best use for the site would be one which creates little to no traffic. The use should not bring additional traffic into the area from other parts of the city. The preferred development would be to remain pulbic or quasi -public with little to -no customers or clients arriving at the site during school hours. NEIGHBORHOOD COMME Notices were sent to the following neighborhood associations: John Barrow, Westwood and Campus Place. Staff has received no comments from area residents. None of the Neighborhood Associations contacted have indicated a position to the City on the change. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. 2 •ri $a° y _ e � � Y9 E. e R Al 8 7w Ai / fP8/.Y irrl !� �. t ter• 1 ER ° .i v 'n ya & 9 e 8 die - ! • r 9 I w �• r � . i�lr�lr SII ii li f � r � JA .... wr'r'. '� � � 'i�a7 ti � s- ■ue ■ r � � 1. • a � a' a �, � ."H R I� J SRP ® .®' ��- � � � . 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