HomeMy WebLinkAboutStaff Report_MinutesJuly 7, 2005
ITEM NO.: 31 FILE NO.: LU05-03-03
Name: Land Use Plan Amendment - West Little Rock Planning District
Location: 1700 block of Watt Street
Request: Single Family to Low Density Residential
Source: Rodney Chandler, Chandler -Johnson Homes, Inc.
PROPOSAL / REQUEST:
Land Use Plan amendment in the West Little Rock Planning District from Single
Family to Low Density Residential. The Low Density Residential category
accommodates a broad range of housing types including single family attached,
single family detached, duplex, townhomes, multi -family and patio or garden
homes. Any combination of these and possibly other housing types may fall in
this category provided that the density is between six (6) and ten (10) dwelling
units per acre. The applicant wishes to construct 10 attached single family
townhomes on approximately one acre. Staff is not expanding this application
because staff does not see a logical way for expansion.
EXISTING LAND USE AND ZONING:
The property is developed with one single family home currently zoned R-2
(Single Family District) and is one acre ± in size. Immediately north of the site is
land zoned R-2 with a Conditional Use Permit for operation of a church. Another
Conditional Use Permit covers R-2 zoned land east of the application for the New
Life Christian Fellowship Center. About a quarter mile north of the site is land
zoned R-2 partly developed with seven homes on a cul-de-sac and further north
is partly developed with large lot single family homes. Northwest and west of the
application is zoned R-2 and developed with single family homes on 8000 square
foot ± lots. South of the application fronting both sides of Illinois Street are
predominately single family homes built on 8000 square foot ± lots. West of the
application is R-2 land developed with a single family suburban subdivision.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
Their have been no amendments to the Land Use Plan within one mile of this
application in recent years.
The application is in an area predominately shown as Single Family.
Immediately north is a small area shown as Public /Institutional and immediately
to the east is a larger area shown as Public/Institutional. Additional Public /
Institutional areas dot the Single Family area northeast and southeast of the
July 7, 2005
SUBDIVISION
ITEM NO.: 31 (Cont.) FILE NO.: LU05-03-03
application. Northwest of the application at Cantrell and Mississippi are areas
shown as Commercial. Multifamily is shown separating parts of the Single
Family area from the Commercial area.
MASTER STREET PLAN:
Watt Street is shown as a Local Street on the Master Street Plan. The primary
function of a Local Street is to provide access to adjacent properties. Watt Street
may require dedication of right-of-way and may require half street improvements.
BICYCLE PLAN:
Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of
the development.
PARKS:
This application is located in the North Central Parks Planning District
characterized as having numerous small and large parks dotting the district. This
particular application is not in a Park Service Deficit area. Less than a half mile
northwest of the application is Reservoir Park, a 58 acre "Large Urban Park."
Reservoir Park is developed with numerous facilities including restroom facilities,
picnic areas, a lighted baseball field, athletic courts and pedestrian trails. About
a half mile east-southeast of the application is Meriwether Park. Meriwether Park
is a 10 acre neighborhood park with playgrounds, tennis courts, baseball fields,
restroom facilities, and picnic areas.
HISTORIC DISTRICT
There are no city recognized historic districts that would be affected by this
amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The property under review is located in an area covered by the Midtown
Neighborhood Action Plan. The Housing goal is to "maintain and enhance
overall quality and value of housing, with several action statement relating to
maintaining city standards and landscaping. With this application being a
Planned Development, the city can make sure it meets the development criteria
illustrated in the neighborhood action plan.
2
July 7, 2005
SUBDIVISION
ITEM NO.: 31 (Cont.) FILE NO.: LU05-03-03
ANALYSIS:
The application is in a group of large lot homes surrounded by typical suburban
subdivisions. This particular site represents a one acre tract of land and is
similar to nearby tracts of land. One of these one acre tracts is undeveloped,
one is developed with single family homes accessed via cul-de-sac from Watt
Street, and two others have developed with institutional uses.
The Low Density residential Category is also intended to allow a different style
developments in the area. In the area, several areas are identified as Low
Density Residential and most are developed with a variety of single family
homes, duplexes, fourplexes, converted single family homes, and some
apartments. Existing Low Density Residential is shown on the east side of
Mississippi Street. A change to Low Density Residential could allow for a
variation in area housing styles in the Leawood neighborhood.
Approving a change to Low Density Residential at this location could result in
similar requests for nearby lands. Single family development has occurred in the
area on similar parcels of land in the area. An intensification could result in
additional density in the area which could create additional traffic on area local
streets. In the event that a change was approved staff would be insistent on
planned zoning district within that area to ensure that any development is
compatible with the nearby residential units.
If the area was changed to Low Density Residential construction styles could
vary drastically and would allow for new structures ranging from single family
attached patio homes to a ten unit apartment building. Some of the uses
allowed in a Low Density Residential area may not be compatible with the
existing neighborhood.
Intensification of residential land uses could have positive effects on the
surrounding area. Since this Low Density Residential area is adjacent to several
Public/Institutional areas it could provide separation between the institutional and
single family uses in the area. The Low Density Residential area also could
provide for housing options for employees who could work within the nearby
areas shown as Public Institutional. The addition of up to 10 dwelling units on
this site would also add additional population to the area different than a
traditional single family neighborhood. Since residents would be in closer
proximity to each other, additional community interaction may be possible. This
additional interaction could result in a stronger sense of community and an
increased pride in the area. Additional positive effects of densification areas
could be increased transit ridership, and the amount of Commercial and Offices
properties within a half mile of the site.
3
July 7, 2005
SUBDIVISION
ITEM NO.: 31 (Cont.) FILE NO.: LU05-03-03
With this application comes the distinct possibility of similar requests to increase the
density of larger tracts in the area. While a more dense pattern can have some
positive impacts on the City as a whole, negative impacts are possible in the
immediate area. Staff would need time to fully study the impacts that this change
might create. Impacts to the existing infrastructure as well to the neighboring
properties would need to be examined. The affects on the surrounding businesses
and travel in and through the area should be explored. With the current staffing
levels this would take some time to complete.
This location is five blocks south of Cantrell Road and approximately two blocks
west of Mississippi Street. This would result in a higher intensity land use in the
middle of a single family area. The streets in this area are shown as local streets
and the addition of units could result in undesirable trip levels on local streets. In
the event that similar requests were made and approved in other parts of Watt
Street traffic levels could increase drastically. Low Density Residential
developments typically are located near arterials and sometimes near Collector
streets. Low Density Residential areas are also in place to provide a buffer
between Single Family areas and higher intensity uses, In this specific case the
result would be a small pocket of Low Density Residential in the middle of a
Single Family area with no direct relationship to nearby arterials.
NEIGHBORHOOD COMME
Notices were sent to the following neighborhood associations: Sturbridge
Property Owners Association, Apache Crime Watch, Normandy -Shannon
Property Owners Association, Robinwood Property Owners Association, Andover
Square Residence Association, Evergreen Neighborhood Association, South
Normandy Property Owners Association, Overlook Property Owners Association,
Meriwether Neighborhood Association, Briarwood Neighborhood Association,
and Leawood Garden Club.
Staff has received one negative comment from an area resident who does not
support this application.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate because of the potential for non
compatible structures in the neighborhood and similar properties have developed
with single family detached homes in area.
PLANNING COMMISSION ACTION: (JULY 7, 2005)
The item was placed on the consent agenda for withdrawal. A motion was made
to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes
and 0 absent.
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Case: LU05-03-03
Location: 1716 WATT STREET
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PD: 3 0 120240 480 Feet
CT: 22.03
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Case: L005-03-03
Location: 1716 WATT STREET
Ward: 4
PD: 3 0 120240 480 Feet
CT: 22.03
TRS: T2NR13W35