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HomeMy WebLinkAboutStaff Report_MinutesApril 11, 2002 ITEM NO.: D FILE NO.: LU02-02-01 Name: Land Use Plan Amendment - Rodney Parham Planning District Location: 11618 Huron Lane Request: Singe Family to Office Source: Darren Beavers, Estate of Mary Red PROPOSAL / REQUEST: Land Use Plan amendment in the Rodney Parham Planning District from Single Family to Office. The Office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices, which support more basic economic activities. The applicant wishes to develop the property for a chiropractic and acupuncture clinic. Prompted by this Land Use Plan amendment request, the Planning Staff expanded the area of review to include the neighboring properties to the north and east bordering the area shown as Commercial. EXISTING LAND USE AND ZONING: The applicant's property is currently a vacant house zoned R-2 Single Family and is approximately .42+ acres in size. The neighboring lot within the expanded application area north of the applicant's property is an office zoned 0-3 General Office. The neighboring lot within the expanded application area to the east is a building used for a clinic and art gallery zoned C-3 General Commercial. A series of office buildings is located to the north outside the expanded area and are zoned Planned Office Development. The land to the east of the expanded area consists of an assortment of businesses zoned C-3 on the north side of Huron Lane and offices and vacant land zoned 0-3 on the south side of the street to the east. The land to the south and west is developed with single family housing zoned R-2. The property sitting to the northwest on Green Mountain Dive is an apartment complex zoned R-5 Urban Residence. April 11, 2002 ITEM NO.: D (Cont.) FILE NO.: LU02-02-01 FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On October 20, 1998 a change was made from Suburban Office and Single Family to Commercial and Suburban Office on Markham Center Drive about 1 mile southeast of the applicant's property. The applicant's property, as well as the entire expanded application area is shown as Single Family on the Future Land Use Plan. The land to the north and east is shown as Commercial while the land to the southeast on Huron Lane is shown as Office. All of the neighboring property to the south and west is shown as Single Family. The property sitting to the northwest on Green Mountain Dive is shown as Multi -Family. MASTER STREET PLAN: Huron Lane is a Minor Commercial Collector without a bike lane street built to standard. Green Mountain Drive is shown on the Master Street Plan as a collector street and is built to standard. There are no bikeways shown on the Master Street Plan that would be effected by this amendment. Grassy Flat Creek is shown on the Little Rock Parks and Recreation Master Plan of 2001 as a Potential Greenbelt located about 4 of a mile to the east on Huron Lane. Development of the applicant's property for non-residential uses may increase storm - water run-off into the drainage system of the neighborhood. This section of Green Mountain Drive runs along a boundary for a Neighborhood Service Deficit Area. Park facilities would need to be developed to close this small gap to provide park facilities within an eight block walking distance from this amendment area. HISTORIC DISTRICTS: There are no historic districts that would be effected by this amendment. CITY RECOGNIZED ACTION PLAN: A Neighborhood Plan is under development for this area. April 11, 2002 ITEM NO.: D (Cont.) FILE NO.: LU02-02-01 ANALYSIS: The applicant's property is located at a boundary between residential uses to the south and west and intense commercial uses to the north and east. Currently, the structures in the application area provide a buffer in a transition zone between conflicting uses. The apartments to the northwest and the commercial uses to the north are accessed from and face Green Mountain Drive. The office and retail uses to the east face Huron Lane and are accessed from that street. The non- residential uses to the east do not face conflicting uses. The apartments to the northwest act as an area of transition between the non-residential uses and the areas shown as Single Family. The Office shown on Huron Lane provides a buffer between Single Family to the south and Commercial to the north. The existing non-residential uses on Huron Lane do not face residential uses. The house on the applicant's property is on a corner lot facing Huron Drive and Green Mountain with the garage facing Huron. Due to the prominence of the house resulting from the terrain and topography of the location, the residential appearance of the house should be maintained. The neighboring houses on Green Mountain face the street and the applicant's property, resulting in a direct visual impact on the neighborhood. Approval of this amendment would allow a non-residential use to face Single Family uses eroding the buffer between conflicting uses. With these changes, the entirety of the Single Family on the northeast corner of the Green Mountain Drive / Huron Lane intersection would be eliminated. It is thought that the additional area would provide a transition between the areas shown as Single Family to the south and west and the areas shown as Commercial to the north and east. Since the applicant's property faces Single Family uses, the residential character of the applicant's property should be maintained to preserve the residential character of the neighborhood. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Birchwood Neighborhood Association, Beverly Hills Property Owners Association, Colony West Homeowners Neighborhood Association, Echo Valley Property Owners Association, Rainwood Cove Property 3 April 11, 2002 ITEM NO.: D (Cont.) FILE NO.: LU02-02-01 Owners Association, Santa Fe Heights Neighborhood Association, Sturbridge Property Owners Association, Treasure Hills Neighborhood Association, and Walnut Valley Neighborhood Association. Staff has received 1 comment from area residents. None are in support, 1 is opposed to the change and none were neutral. STAFF RECOMMENDATIONS: Staff does not believe the change to Office is appropriate. Staff supports a change to Suburban Office to protect the residential character of the neighborhood located south of Huron Lane by establishing a buffer between, residential and non- residential uses. PLANNING COMMISSION ACTION: (MARCH 28, 2002) The item was placed on the consent agenda for deferral to the April 11, 2002 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 7 ayes, 0 noes and 4 absent. PLANNING COMMISSION ACTION: (APRIL 11, 2002) Brian Minyard, City Staff, made a brief presentation to the commission. Mr. Terry Burruss, representing the applicant, made a request to withdraw the item without prejudice. A motion was made to approve the withdrawal of the item. 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