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HomeMy WebLinkAboutboard of directors itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION JULY 18, 2006 AGENDA Subject Land Use Plan Amendment in the Boyle Park District from Single Family to Mixed Use and Public Institutional Action Required I Approved By Ordinance Resolution Approval Information Report Submitted by: Planning & Development Bruce Moore City Manager SYNOPSIS A Land Use Plan amendment in the Boyle Park District from Single Family to Mixed use along the east side of John Barrow Road from 31 S` to 32nd Street and Single Family to Public Institutional along the west side of John Barrow Road from 31" to 32°d Streets. FISCAL IMPACT None determined. RECOMMENDATION Staff recommends denial. The Planning Commission at their June 22 hearing recommended approval by a vote of 9 for and 1 against. CITIZEN The Planning Commission conducted a public hearing on PARTICIPATION this issue at their June 22, 2006 hearing. Notices were sent to the Brownwood Terrace, John Barrow and Twin Lakes `A' Neighborhood Associations and the Twin Lakes "B" Special Improvement District. BACKGROUND The site requesting the change has been filled for many years and used to park vehicles. The land is zoned single- family. Adjacent to the south is a strip commercial center, which includes a carwash business. The most recent activity in the vicinity is some duplexes (six) built along Ludwig from 33`3 to 32" Streets. Near Tanya and further BACKGROUND CONTINUED to the north there have been some businesses constructed in the last few years. But in this vicinity there has been only an occasional in -fill house. Generally this is a developed section of the John Barrow Addition. The additional area, along the westside of John Barrow Road is land currently owned by a religious institution, however their facilities appears to have been abandoned. About half of the area shown for non-residential use along John Barrow Road from 36th to 32nd Streets is developed. The residential on the streets surrounding John Barrow Road is partial development with homes and vacant lots. This area is a grid -street pattern of residential lots, platted in the 1930s. John Barrow Road is an Arterial. Arterials are functionally to move vehicles and goods in and through the city not to provide access to adjacent properties. Traffic counts indicate volumes of 18200 vehicles per day from 2004 for John Barrow Road. Any use along John Barrow Road should be designed with limited or prevent direct access to John Barrow Road to facilitate its function. The new non-residential uses constructed in the last few years have either been well to the north from Labette to Kanis Road or well to the south from 40th street to Colonel Glenn Road. The new buildings and uses to the north have been medical related or retail in nature. To the south, the new uses have tended to be office/office warehouse with a little retail. As noted there has been little new construction in the immediate area. The one note worthy exception is six duplexes a block to the southwest of the amendment area. For several decades C-3 General Commercial and C-1 Neighborhood Commercial have been in place along John Barrow Road from the southern boundary of the amendment area south to beyond 361h Street. While the existing commercial structures are fairly full, there is still abundant commercial vacant zoned land. There is half a block of C-3 land on either side of John Barrow Road at 35th Street and a full block at the northwest comer of 36th Street and John Barrow Road. Additional vacant C-3 land exists south of 36th Street. BACKGROUND CONTINUED This available land brings into question the need to show additional land for commercial use. The lack of reducing supply in the area, and lack of increased demand (as demonstrated by building permit activity), would indicate that there might not be a need for additional commercial land beyond that already shown. The Plan shows this land for Single Family use. There has also not been a demand for new single-family shown in the vicinity. While it is true the condition of the tract requesting reclassification makes future Single Family use difficult. The activity just a block away indicates there is a demand for additional residential in the vicinity. The City Land Use policy not to line Arterials with commercial zoning but rather to concentrate such uses at major intersections also brings into question the appropriateness of making this change. This change would likely lead to further `strip' commercialization of John Barrow Road. 3 FILE NO.: LU06-10-01 Name: Land Use Plan Amendment - Boyle Park Planning District Location: Either side of John Barrow, 31st to 32nd Streets Request: Single Family to Mixed Office Commercial and Public Institutional Source: Joe White, White-Daters PROPOSAL/REQUEST: Land Use Plan amendment in the Boyle Park Planning District from Single Family to Mixed Office Commercial and Public Institutional. Mixed Office Commercial provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial with a Planned Zoning District. Public Institutional represents public and quasi -public facilities that provide a variety of services to the community such as schools, churches, libraries, etc. The accompanying Planned Zoning District application is for a car wash. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include the area west of John Barrow Road between 31St and 32nd Streets for Public Institutional use. This is to reflect an existing condition and make the boundaries more logical, etc. EXISTING LAND USE AND ZONIN The property is undeveloped currently zoned R-3 Single Family and is one acre t in size. The expanded area is partial developed with deteriorating religious institution. The expansion area is also approximately 1 acre in size, making the total amendment area approximately 2 acres in size. To the east and west the land is zoned R-3 Single Family and has homes on residential 5000 square foot lots, with a scattering of vacant lots. South along John Barrow Road, is C-3 General Commercial and C-1 Neighborhood Commercial zoning, with some retail businesses and vacant land partially wooded. North along John Barrow Road is R-3 Single Family land for several blocks, mostly vacant with a couple of homes. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: January 10, 2006, a change from Single Family to Transition to allow for future development. The site was along the south side of Kanis Road, east of Michael. This is a mile to the northeast of the application area. FILE NO.: LU06-10-01 (Cont. October 4, 2005, a change from Mixed Office Commercial to Commercial to allow for future development. The site was just east of John Barrow Road on the south side of Kanis Road. This is a mile to the north of the application area. July 13, 2004, a change from Office and Single Family to Mixed Use to more accurately reflect the existing zoning and land use pattern. The site was along the north side of Colonel Glenn Road between Whitfield and Stanus. This is a mile to the southeast of the application area. January 20, 2004, a change from Mixed Use to Commercial to more accurately reflect the existing zoning and land use pattern. The site was along the south side of Colonel Glenn Road between Cobb and Walker. This is a mile to the southeast of the application area. November 4, 2002, a change from Commercial, Single Family, Multifamily and Office to Mixed Office Commercial, Office, Multifamily, Commercial and Low Density Residential to more accurately reflect the existing land use and zoning pattern. The site is between 1-630 and Kanis Road, east of John Barrow Road. This is a mile to the north of the application area. The application area and expanded area is shown for Single Family of the Plan. Single Family use is shown to the north, east and west. Two blocks to the north a small area of Neighborhood Commercial is shown at the intersection of 28th Street with John Barrow Road (this is an Arterial -collector intersection). To the south along either side of John Barrow Road is shown for Mixed Office Commercial, with the intersection of 36th Street and John Barrow Road shown for Commercial (this is an Arterial -Arterial intersection). MASTER STREET PLAN: John Barrow Road is shown as an Arterial on the plan. An Arterial functions to move traffic through and around the urban area or from activity centers to the Arterial system. They are not intended to provide access to adjacent land. Right- of-way and street improvements may need to be made at the time of development. BICYCLE PLAN: The Little Rock Bike Plan does not show any Eike routes adjacent to the site. The closest Bike Route is a Class II Route along 28th Street to the north. PARKS: The Little Rock Parks and Recreation Master Plan indicates the site is within 8 - blocks of a public or private open space or recreation area. 2 FILE NO.: LU06-10-01 Cont. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The site is in the John Barrow Neighborhoods Plan Area. The Plan calls for creation of a development climate in the John Barrow Neighborhood Area that would attract job -generating businesses. The Plan also calls for development design standards, but does not specifically recommend any other than to state that traffic and pedestrian flows should be improved and efficient. ANALYSIS: The site requesting the change has been filled for many years and used to park vehicles. The land is zoned single-family. Adjacent to the south is a strip commercial center, which includes a carwash business. The most recent activity in the vicinity is some duplexes (six) built along Ludwig from 33`d to 32nd Streets. Near Tanya and further to the north there have been some businesses constructed in the last few years. But in this vicinity there has been only an occasional in -fill house. Generally this is a developed section of the John Barrow Addition. The additional area, along the westside of John Barrow Road is land currently owned by a religious institution, however their facilities appears to have been abandoned. About half of the area shown for non-residential use along John Barrow Road from 36th to 32nd Streets is developed. The residential on the streets surrounding John Barrow Road is partial development with homes and vacant lots. This area is a grid -street pattern of residential lots, platted in the 1930s. John Barrow Road is an Arterial. Arterials are functionally to move vehicles and goods in and through the city not to provide access to adjacent properties. Traffic counts indicate volumes of 18200 vehicles per day from 2004 for John Barrow Road. Any use along John Barrow Road should be designed with limited or prevent direct access to John Barrow Road to facilitate its function. The new non-residential uses constructed in the last few years have either been well to the north from Labette to Kanis Road or well to the south from 40th street to Colonel Glenn Road. The new buildings and uses to the north have been medical related or retail in nature. To the south, the new uses have tended to be office/office warehouse with a little retail. As noted there has been little new construction in the immediate area. The one note worthy exception is six duplexes a block to the southwest of the amendment 3 FILE NO.: LU06-10-01 (Cont. area. For several decades C-3 General Commercial and C-1 Neighborhood Commercial have been in place along John Barrow Road from the southern boundary of the amendment area south to beyond 36th Street. While the existing commercial structures are fairly full, there is still abundant commercial vacant zoned land. There is half a block of C-3 land on either side of John Barrow Road at 35th Street and a full block at the northwest corner of 36th Street and John Barrow Road. Additional vacant C-3 land exists south of 36th Street. This available land brings into question the need to show additional land for commercial use. The lack of reducing supply in the area, and lack of increased demand (as demonstrated by building permit activity), would indicate that there might not be a need for additional commercial land beyond that already shown. The Plan shows this land for Single Family use. There has also not been a demand for new single-family shown in the vicinity. While it is true the condition of the tract requesting reclassification makes future Single Family use difficult. The activity just a block away indicates there is a demand for additional residential in the vicinity. The City Land Use policy not to line Arterials with commercial zoning but rather to concentrate such uses at major intersections also brings into question the appropriateness of making this change. This change would likely lead to further'strip' commercialization of John Barrow Road. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Brownwood Terrace, John Barrow and Twin Lakes "A" Neighborhood Association, and Campus Place Property Owners Association and Twin Lakes "B" Special Improvement District. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. There is abundant available commercial vacant zoned land in the vicinity and demand for additional residential use. PLANNING COMMISSION ACTION: (MAY 11, 2006) At the request of the applicant this item was placed on consent agenda for deferral to June 22, 2006. By a vote of 10 for 0 against (1 absent) the consent agenda was approved. STAFF UPDATE: No new information has been presented to Staff for review and consideration. The Staff recommendation remains opposition. Il FILE NO.: LU06-10-01 (Cont.) PLANNING COMMISSION ACTION: (JUNE 22, 2006) Walter Malone, Planning Staff reviewed the existing use pattern and Land Use Plan. This change was expanded to include property to the west owned by a religion institution (a change from Single Family to Public Institutional). Mr. Malone reviewed the recent developments in the area and the availability of commercial to the south. Ms. Donna James presented the related Planned Zoning District request. See item H.1 for a full meeting summary. A motion for approval was made. By a vote of 9 for 1 against the Land Use Plan Amendment was approved. 6 ORDINANCE NO AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE BOYLE PARK DISTRICT FROM SINGLE FAMILY TO MIXED USE AND PUBLIC INSTITUTIONAL; AND FOR OTHER MATTERS. WHEREAS, the Little Rock Planning Commission after conducting a public hearing recommends the Land Use Plan be amended. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS: SECTION 1. That an area along the east side of John Barrow Road from 31St to 32nd Street be amended from Single Family to Mixed Use. SECTION 2. That an area along the west side of John Barrow Road from 31St to 32nd Street be amended from Single Family to Public Institutional. SECTION 3. That the ordinance shall take effect and be in full force from and after its passage and approval. PASSED: ATTEST: Nancy Wood City Clerk APPROVED AS TO FORM: THOMAS M. 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