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HomeMy WebLinkAboutstaff report juneJune 22, 2006 ITEM NO.: 26 FILE NO.: LU06-10-02 Name. Land Use Plan Amendment - Boyle Park Planning District Location: West of John Barrow, south of Kanis Road Request: Mixed Office Commercial to Commercial Source: Ross Merkling, CEI Engineering ROPOSAL / REQUEST: Land Use Plan amendment in the Boyle Park Planning District from Mixed Office Commercial to Commercial. Commercial represents a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. An accompanying request to reclassify the property Planned District Commercial for a Sonic Drive-in Restaurant has been filed. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include area to the north. With these changes, the entirety of the Mixed Office Commercial area north of the church to the node at Kanis- John Barrow Road would be eliminated. It is thought that the additional area would make the boundaries more logical. EXISTING LAND USE AND ZONING: The property is vacant and wooded currently zoned 0-3 General Office and is 4.6 acres t in size. The expanded area is vacant wooded and zoned 0-3. North of the amendment area is zoned C-3 General Commercial and consists of small retail uses and centers. This commercial area includes area around the John Barrow-Kanis Road intersection and is mostly developed. Some land in the southeast section of the intersection remains wooded and undeveloped. East of the application area is R-5 Urban Residential and is an apartment complex. Beyond this to the east is R-2 Single Family land currently vacant and wooded that is currently under development. South of the amendment area is a Church zoned R-2 Single Family, 0-1 Quiet Office and 0-3 General Office land that is vacant. Some is wooded and some of the land is partial cleared. A small area of R-2 is to the southeast with homes. To the west is R-5 zoning with an apartment complex; southwest is 0-3 and Planned Office Districts with medical related uses and a public library. This is a partial developed section of the City. June 22, 2006 SUBDIVISION M NO.: 26 (Cont. FILE NO.: LU06-10-02 FUTUI-�E 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 half -mile to the east of the application area. 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 northeast 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 over a mile to the southeast of the application area. January 20, 2004, a change from Mixed Use to Commercial to more accurately reflects the existing zoning and land use pattern. The site was along the south side of Colonel Glenn Road between Cobb and Walker. This is over 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 to the northeast of the application area. The Land Use Plan shows this area of Mixed Office Commercial. Commercial is shown to the north around the John Barrow-Kanis Road intersection. To the northeast is an area of Mixed Office Commercial. To the east is a Multifamily area followed by a large area of Single Family. West of the amendment area is shown for Multifamily with Mixed Office Commercial surrounding this to the northwest and south. South of the application area is a Public Institutional area followed by Single Family and Office areas. 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. 2 June 22, 2006 SUBDIVISION ITEM NO.: 26 (Cont.) FILE NO.: LU06-10-02 BICYCLE PLAN: The Little Rock Bike Plan does not show any bike routes adjacent to the site. The closest Bike Route is a Class II Route along 28th Street to the south. 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. 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 is wooded and vacant with a zone of 0-3 General Office. There is a small commercial center to the north with shops; beyond this is commercial zoning and land use surrounding the Kanis Road -John Barrow Road intersection. Both to the east and west (across John Barrow Road) are apartment complexes. The land further to the west is wooded and zoned R-2 single Family. This land is currently underdevelopment for a large single-family subdivision. To the south is a church and small subdivision. Beyond this is vacant mostly wooded 0-3 land. 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 to limit or prevent direct access to John Barrow Road to facilitate its function. The most recent construction is to the north. At the intersection a former commercial structure was removed and a new commercial building was built for a `tobacco store' and across John Barrow a liquor store was constructed. To the 3 June 22, 2006 SUBDIVISION ITEM NO.: 26 FILE NO.: LUOG-10-02 south along the west side of John Barrow a new public Library has been added on a 10 -acre tract. The other existing commercial structures have a good occupancy rate. Most of the office construction has been along Kanis Road to the west of this site. This construction has tended to be medical in nature and near the Baptist Hospital campus on Kanis Road. As noted early the infrastructure is being constructed for a new single-family subdivision to the east of this site. While these additions have been steady they have occurred at a gradual rate. As mentioned, there is an existing multifamily apartment complex adjacent to the east. A commercial use (hours of operation, outside activities, traffic areas, waste disposal issues and signage, etc.) could be detrimental. A change from Mixed Office Commercial to Commercial could allow future uses which could result in negative impacts on the existing residential development. The existing Land Use classification would allow some commercial development using the Planned Zoning District with Office uses. Through this review the City could attempt to eliminate any negative impacts on the existing development. There are existing commercial uses to the north of this site. With the current Land Use designation staff has indicated that some commercial use of this site could be appropriate. With a church to the south and apartments to the east and west, design and the type of commercial uses could be significant. Careful design and consideration of the appropriate types of commercial is important. With a change to Commercial the City would not be in a position to attempt to address these issues. Mixed Office Commercial does not allow a completely commercial development. Staff is not necessarily apposed to a one hundred percent commercial development along this portion of John Barrow Road, if access, signage and other issues can be worked out. Therefore staff cannot support a change to Commercial, however a change of the front (western) half to Mixed Use could be supported by Staff. This would continue the possibility of some office and also allows for closer review of the proposed future development of the site. NEIGHBORHOOD COMMENTS.- Notices OMMENTS: Notices were sent to the following associations: Twin Lakes B Prop. Owners Association, as well as Brownwood Terrace, John Barrow and Twin Lakes "A" Neighborhood Associations. Staff has received no comments from area residents. El June 22, 2006 SUBDIVISION ITEM NO.: 26 Cont. FILE NO.: LU06-10-02 STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. A change to Mixed Use for the front (western) half of the site can be supported. 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