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HomeMy WebLinkAboutStaff Report_MinutesNovember 15, 2001 ITEM NO.: 5 FILE NO.: LU01-03-02 Name: Land Use Plan Amendment - West Little Rock Planning District Location: 2410 Glover Street. Request: Multi -family and Single Family to Commercial. Source: Robert M. Brown, Development Consultants, Inc. PROPOSAL / REQUEST Land Use Plan amendment in the West Little Rock Planning District from Multi -family 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 they serve. The applicant wishes to use the property to sell custom draperies and window treatment. EXISTING LAND USE AND ZONING Two houses occupy the study area and are currently zoned R-2 Single Family. The house on the applicant's property is vacant and the site of a former daycare center. The area under review is approximately 1.15+ acres in size. The property to the north is zoned C-1 Neighborhood Commercial and is the site of a bank. The property to the east is an existing business zoned C-3 General Commercial. A small office building is located to the southeast on land zoned 0-3 General Office. A house is located on property to south zoned R-2 Single Family. Condominiums are located to the west on land zoned MF -6 Multifamily. The Watergate apartments are located to the northwest on land zoned C-1 Neighborhood Commercial. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On August 17, 1999, a change was made from Multi -family to Office and Commercial on Andover Court about '-5 of a mile west of the applicant's property. On November 18, 1997 a change was made from Multi -family to Suburban Office north of Cantrell Road and west of Manney Road about .15 miles east of the application area. November 15, 2001 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: LU01-03-02 On November 7, 1996, multiple changes were made from Commercial, Multi -family, Office, Public Institutional, and Single Family to Commercial, Low Density Residential, Multi -family, Public Institutional, and Single Family within a one -mile radius of the site under review. The applicant's property is shown as Multi -family on the Future Land Use Plan. The neighboring property to the north and east is shown as commercial. The property to the south is shown as Single Family while the property to the west is shown as Multi- family. MASTER STREET PLAN Glover Street is a street with open drainage serving residences located on the west side of the street and businesses located on the east side. The Master Street Plan does not show any Bikeways that would be affected by this amendment. PARKS: The 2001 Little Rock Parks and Recreation Master Plan proposes an eight -block strategy of providing facilities within an eight block radius of all residential areas. The plan shows Reservoir Park as an existing Large Urban Park located about '4 of a mile west of the property under review. Due to the topography and street layout, Reservoir Park would not be greatly affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The applicant's property lies in the area covered by the forthcoming Midtown Neighborhood Action Plan. The steering committee does not support the conversion of residential structures into businesses but supports the improvement of Commercial areas along Cantrell Road. ANALYSIS: The vacant house on the applicant's property is a former day care center that faces Glover Street. The front yard of the property is paved for a parking lot. The house also faces the rear parking lot and back end of businesses located on Cantrell Road. Both sides of Glover Street are paved for parking and 2 November 15, 2001 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: LU01-03-02 Glover Street functions as an alley serving these businesses. Since the businesses located across the street from the applicant's property face Cantrell Road, Glover Street provides rear access for these properties. Most of the current traffic on Glover Street would already consist of delivery trucks, employees, and garbage pickup. The Single Family residential property to the south faces Biscayne Drive. The primary residential neighborhood near the applicant's property starts west of Glover Street on Biscayne Drive. The multi -family to the north and west are isolated from the applicant's property and are accessed either from Andover Court or Cantrell Road. Glover Street acts as a boundary between the residential and non-residential uses in the area. This site has been occupied by a quasi -retail use for twenty plus years utilizing the current residential structure. With a Planned Zoning Development, the residential character could be maintained for this development. If the proposed PZD's residential characteristics are maintained and the non- residential characteristics are lesser than or not greater than the previous use, then this development can fit into the plan for the general area. The Land Use Plan is not to be interpreted as site specific, but to give general guidelines. NEIGHBORHOOD COMMENTS Notices were sent to the following neighborhood associations: Heights Neighborhood Association, Andover Square Residence Association, Apache Crime Watch, Briarwood Neighborhood Association, Evergreen Neighborhood Association, Meriwether Neighborhood Association, Normandy -Shannon Property Owners Association, Overlook Property Owners Association, Robinwood Property Owners Association, South Normandy Property Owners Association, and Tall Timber Homeowners Association. Staff has received four comments from area residents. Three are opposed to the change and one was neutral. STAFF RECOMMENDATIONS: Staff believes a Land Use Plan amendment is not necessary for this site. 3 ° L 000, ❑ C OLDoEl � O d ©Il0 A5 11 JONQ o Ba p 0 ©ov E R2 Ll a p ° P o '? C� vI it N L n�Q�OC3 01 �PR d�oo 147ao �2 0�� u�l n II oo "� O 1®L o [ p,� s ��C3ooaa o;iC d Oo M110 Q V pA�o o©o©- a CD _ Area Zoning DC7G q4e N, Case # LU01-03-02 v 2410 GLOVER STREET l Cr: 22.03 ' TRS: T2M213V,26 0 300 600 Feet rn 3 Vrip ward: 4 Item# 5 -am , = I A r a � 'A � o El opo ❑ ❑a MFrIl-�`n Q�cs�` � fl'I'IQ o,d Q ❑ Q ❑ �o, d� Q Cc] aid .o "s�poo 0o Q 0 ❑ 0CQC7 cl cl o!gd, p a Qpot� 4aP O -> � `ogodC 0 t1, a57Laa4� �4 = G4dO�c �OOoG ��' o a�add.474pp� OF 1, 4)ap� ❑ ❑ lil d ❑ 0 V D �aE© ❑ ❑ oclocD it 0 0 Ql�lfl�do �';�b .;�0000��jl 0p D�� ,oC3adao ��:.Oa �o Q OD - g aoauCn ❑ oo�q�© d o S o ❑ �fl SFo F- o �OO ��4 �I �? /_ 47i� 'C`r. ©nl7 ' Q ,�.-o rU�_ ❑ s� �, ' PLAN AMENDMENT Case # LU01-03-02 N NT &GLOVER S'I'REEI' `\ MF&SF TOC ' l Cr: 22.03 'IRS: UNRI3w26 0 725 450 Feet PD 3 v;cN;ryNap ) ward: 4 Item#5