HomeMy WebLinkAboutapplicant letter with itemEtCity of Little Rock
Department of Planning and Development
723 West Markham Street
Little Rock, Arkansas 72201-1334
Phone: (501) 371-4790 Fax: (501) 399-3435 or 371-6863
February 4, 2008
Terry Burruss
Architect
1202 South Main, Suite 230
Little Rock, AR 72202
Dear Mr. Burruss,
Planning
Zoning and
Subdivision
Enclosed is a copy of your item that is a part of the agenda for the February 14, 2008
Planning Commission meeting.
If there are any questions, please call me at 371-4483.
Sincerely,
tainge
Planner I
encl.
February 14, 2008
ITEM NO.: 17 FILE NO.: LU08-03-01
Name: Land Use Plan Amendment - West Little Rock Planning District
Location: 7801 Cantrell Road, south of Biscayne and west of Watt Street
Request: Office to Mixed Office Commercial
Source: Terry Burruss, Architect
PROPOSAL / REQUEST:
A Land Use Plan amendment in the West Little Rock Planning District from Office
to Mixed Office Commercial. Mixed Office Commercial represents a mixture of
commercial and office uses with a Planned Zoning District being required if the
use is mixed office and commercial. The applicant has applied for a Planned
Commercial Development with a mixture of both office and commercial uses.
EXISTING LAND USE AND ZONING:
This site is currently zoned 0-3 General Office District and is used for a Beauty
Salon, a tax preparer's office and a carwash. To the north is zoned C-3 General
Commercial for a realtor's office, a nail salon, a sports store, and a restaurant.
To the east is also zoned C-3 for McDonalds and Thomas Pest Control. To the
south and southwest is zoned Planned Commercial Development for Miss
Selma's School. Southeast is zoned Planned Office Development for a salon
and Stellar Sun. Immediately west of this site is zoned 0-3 General Office for a
large office building and a small beauty salon. Further west is zoned R-2 Single
Family for single family residences along Biscayne Drive.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The amendment site is shown as Office on the Future Land Use Plan. South and
southwest of this site is shown as Public Institutional. West is shown as Office
and Single Family along Biscayne Drive. North is shown as Commercial and
northwest is shown as Multi Family on the west side of Glover Street. East is
shown as Commercial. Southeast is shown as Office.
There have been no Future Land Use Plan amendments approved in this vicinity
in the past ten years.
MASTER STREET PLAN:
Cantrell Road is shown as a Principal Arterial. The primary function of a
Principal Arterial is to serve through traffic and to connect major traffic generators
or activity centers within urbanized areas. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians on Cantrell since it is a
February 14, 2008
SUBDIVISION
ITEM NO.. 17 (Cont.) FILE NO.: LU08-03-01
Principal Arterial. Watt Street is shown as a. Local Street. The primary function
of a Local Street is to provide access to adjacent properties. When non-
residential zoning or more intensive zoning than duplexes abuts Local Streets,
they are considered "Commercial Streets". These streets have a design
standard the same as a Collector. Biscayne is shown as a Collector. The
primary function of a Collector Street is to provide a connection from Local
Streets to Arterials. These streets may require. dedication of right-of-way and
may require street improvements for entrances and exits to the site.
BICYCLE PLAN:
There are no bike routes shown in the immediate vicinity.
PARKS:
The Master Parks Plan shows that this site is located within eight blocks of
Reservoir Park.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
This area is covered by the Midtown Neighborhood Action Plan. The
Commercial Development goal states: " To increase the long-term viability of our
retail, office, and medical centers, and prevent destabilization of surrounding
neighborhoods" and "Support smart growth and positive in -fill development."
ANALYSIS:
This amendment area is located just south of Cantrell Road at the intersection of
Biscayne Drive and Cantrell Road with Watt Street to the east. The site has
been used for many years as an office complex and a separate car wash. A tax
preparer, a beauty salon and an insurance company currently occupy the office
building. This area has been shown on the Future Land Use Plan for many years
as Office even though it is surrounded by mostly commercial uses.
The applicant has requested a change from Office to Mixed Office Commercial
fora Planned Offce Development. This POD will use the existing northern
building with some modifications and it will also remove the existing carwash.
The carwash will be replaced with a large office/commercial building. This new
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February 14, 2008
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: LU08-03-01
building will be completely office use on the second floor and have commercial
uses on the first floor. The surrounding area is already Commercial on the east
for McDonalds and a pest control office. The north side of Biscayne is shown as
Commercial and has several different buildings with various uses. These areas
shown as Commercial are all developed. While there is quite a bit of Office and
Commercial shown on the Future Land Use Plan in this area, they are almost all
completely developed. Immediately south of this site is Ms. Selma's School
which has expanded to the southern boundary of this application site. This area
is shown on the Plan as Public Institutional and would provide a buffer for the
single family residences to the south.
An amendment to Mixed Office Commercial would blend well in this area. The
site is already zoned 0-3 General Office and C-3 General Commercial. A switch
to Mixed Office Commercial would actually reflect the existing uses and the new
proposed uses, but this zoning change would offer the protection of the design
review process. To the west of the amendment area will remain shown as Office.
There is a large, mostly occupied two-story office building that sits just west of
the amendment property. This Office on the plan can be seen as a buffer to
protect the residential houses along Biscayne to the west.
NEIGHBORHOOD COMMENTS:
Notices were sent to the Meriwether Neighborhood Association. Staff has
received no comments from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
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