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HomeMy WebLinkAboutStaff Report_MinutesMarch 30, 2006 ITEM NO.: 22 FILE NO.: LU06-02-01 Name: Land Use Plan Amendment - Rodney Parham Planning District Location: 100 Santa Fe Trail Request: Single Family to Suburban Office Source: Paul Atkins for Robert & Mary Atkins PROPOSAL/REQUEST: Land Use Plan amendment in the Rodney Parham Planning District from Single Family to Suburban Office. Suburban Office represents low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. The proposal is to convert an existing house to a professional office use — Insurance Agency. EXISTING LAND USE AND ZONING: The property is a single-family home currently zoned R2, Single Family and is 0.16 acres t in size. The properties to the north, south and east are zoned R2, Single Family and have houses on them. The property to the west is zoned Planned Office District and then 03, General Office. There are existing office uses on both of these tracts. Generally to the north and south are single-family neighborhoods, with R2 Single Family zoning. Along Markham to the west are a mix of office uses with a few commercial and public (churches) uses. The zoning pattern is generally 03 General Office. At Markham and John Barrow Road there is C3 General Commercial zoning with an existing shopping center. This is a developed part of Little Rock, with established residential and non-residential areas. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On December 12, 2000, several changes were made to the Land Use Plan to more accurately reflect the existing and likely future development of the area. One change was to the west on Markham from Suburban Office to Public Institutional; one was south of the site from Single Family to Public Institutional; one was east of the site from Single Family to Commercial and the last was southeast of the site from Single Family and Multifamily to Low Density Residential. All these changes surround the application area along Markham. On May 6, 2003, a change was made from Single Family and Low Density Residential to Multifamily Low Density Residential and Public Institutional. These changes were made to more accurately reflect the current and likely future March 30, 2006 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: LU06-02-01 development of the areas along Mara Lynn Road over a mile to the north west of the site. The Land Use Plan shows Single Family use to the north and east. The Plan shows Public Institutional to the south. Suburban Office is shown to the west of the site. A large area of Single Family is to the northeast and northwest, as well as to the south. To the west are Suburban Office use areas along Markham, with a couple of Public Institutional use interspersed. A large Commercial area is shown at the southwest corner of Markham and John Barrow Road to the east. MASTER STREET PLAN: Markham is shown as a Minor Arterial, with Santa Fe Trail a Local Street on the plan. A Minor Arterial is designed to provide connections to and through the urban area, with a primary function to move traffic not provide access to adjacent properties. A Local Street is to provide access to adjacent properties; movement of vehicles is a secondary function. There are no plans at this time to make further street improvements to either roadway. As a result of this application additional right-of-way or widening may be requested. BICYCLE PLAN: There are no Bike routes shown on the City Master Bike Plan adjacent to the area under review. The closest routes are proposed to be along Rock Creek to the south and Brushy Flat Creek to the east. PARKS: The Little Rock Parks and Recreation Master Plan indicates there is a deficient area on the south of Markham. However there is an existing public or private recreation or open space within 8 -blocks of this site as recommended by the Plan. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The site is within the area covered by the West Markham Neighborhoods Plan. The Plan does not address the issue of converting a single-family house to non-residential. However it does call to "Limit expansion of non-residential 2 March 30, 2006 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: LU06-02-01 development to areas shown as non-residential on the Future Land Use Plan as well as limiting businesses to areas zoned for non-residential activity." The Plan also recommends repair and replacement of sidewalks along Arterials (Markham). ANALYSIS: The site under review is at the northwest corner of Santa Fe and Markham. The k general area is single family homes with offices/institutional uses to theast.' This is a developed area of Little Rock with any proposals for the area likely to be redevelopment proposals. The structures in the area appear to be in good condition and occupied. This is true for both the residential and non-residential uses in the area. To the east along Markham, the City has opposed the conversion of single-family homes to non-residential uses. To the south and north of Markham, are single-family subdivisions, which are fully developed with homes. To the qd9tare both small offices and large office buildings. This development pattern starts at this site and continues west to 1-430 for a half mile. There are a couple of churches and one retail center also located in this corridor. To the`st is all Single Family until you get to the southwest corner of Markham and John Barrow Road where a commercial center has been located for many years. The tenant mix has changed significantly over the years but the occupancy rate is high for the center. Markham is a minor arterial. The function of a minor arterial is to move vehicles around the city not to provide access to adjacent land. It is important that developments along Markham be designed to limit access and signage which might reduce the efficiency of the road to move vehicles. The Planned Development with this item proposes that the access be from the side street, Santa Fe Trail. In a developed area with homes fronting a major street, the City is continually pressured to allow the conversion of the residential to non-residential uses. The City policy is not to line major roads with retail or non-residential uses. This is to discourage some of the negative affects on the street of such uses lining them. Santa Fe Trail is a local street providing access to Markham for the neighborhood to the north. This site and the house at the northeast corner front Markham rather than Santa Fe Trail. It should be noted that there are several other homes which front Markham further to the east. The City policy does not recognized that just because a home is on a major street it can no longer be residential. For that matter there are many homes on Cantrell Road, Markham and other main roads in Little Rock. 191 AFriRiW11W.41I1Iy SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: LU06-02-01 Based on a review of the structures in the area, there does appear to be demand for office space in the area. There are not a large number of vacant office structures or space. However the homes in the area are also in good condition and there does not appear to be a single-family vacancy or abandonment issue in this area. Thus there is demand for both uses in the area. The only reason given to make a change is that the current owners of the property would like to use it for an office. No one has tried to indicate that there is more demand for office than residential in the area and thus a change is appropriate. The impact of a change in use from single family could have a negative impact on the desirability of the remaining homes. A change would introduce non- residential traffic on Santa Fe Trail, a residential street currently. Even if the current structure is used for the new use, the site will change in character with the addition of parking, signage, activity, and hours of usage. Of even larger concern is what a change to office might mean for the other homes fronting Markham to the east. The question becomes if it is okay to change this structure why not the others and what impact all these changes would have on the neighborhood. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Pennbrook/Clover Hill Property Owners Association, Santa Fe Heights and Treasure Hills Neighborhood Association. Pennbrook/Clover Hill Neighborhood Association, which covers this site, is opposed to the change. STAFF RECOMMENDATIONS Staff believes the change is not appropriate. 0 Vicinity Map Plan Amendment Case: LUO6-02-01 Location: 100 Santa Fe SF to SO Ward: 6 PD: 2 CT: 22.05 TRS: T1NR13W3 0 220 440 Feet Area Vicinity Map �!n Q II II ^QIL Case: LUO6-02-01 Location: 100 Santa Fe Ward: 6 PD: 2 CT: 22.05 TRS: T1NR13W3 / / O 1 /TrDA N N A 0 170 340 Feet August 3, 2006 ITEM NO.: H FILE NO.: LU06-02-01 Name: Land Use Plan Amendment - Rodney Parham Planning District Location: 100 Santa Fe Trail Request: Single Family to Suburban Office Source: Paul Atkins for Robert & Mary Atkins PROPOSAL/REQUEST: Land Use Plan amendment in the Rodney Parham Planning District from Single Family to Suburban Office. Suburban Office represents low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. The proposal is to convert an existing house to a professional office use — Insurance Agency. EXISTING LAND USE AND ZONING: The property is a single-family home currently zoned R2, Single Family and is 0.16 acres t in size. The properties to the north, south and east are zoned R2, Single Family and have houses on them. The property to the west is zoned Planned Office District and then 03, General Office. There are existing office uses on both of these tracts. Generally to the north and south are single-family neighborhoods, with R2 Single Family zoning. Along Markham to the west are a mix of office uses with a few commercial and public (churches) uses. The zoning pattern is generally 03 General Office. At Markham and John Barrow Road there is C3 General Commercial zoning with an existing shopping center. This is a developed part of Little Rock, with established residential and non-residential areas. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On December 12, 2000, several changes were made to the Land Use Plan to more accurately reflect the existing and likely future development of the area. One change was to the west on Markham from Suburban Office to Public Institutional; one was south of the site from Single Family to Public Institutional; one was east of the site from Single Family to Commercial and the last was southeast of the site from Single Family and Multifamily to Low Density Residential. All these changes surround the application area along Markham. On May 6, 2003, a change was made from Single Family and Low Density Residential to Multifamily Low Density Residential and Public Institutional. These August 3, 2006 ITEM NO.: H (Cont.) FILE NO.: LU06-02-01 changes were made to more accurately reflect the current and likely future development of the areas along Mara Lynn Road over a mile to the north west of the site. The Land Use Plan shows Single Family use to the north and east. The Plan shows Public Institutional to the south. Suburban Office is shown to the west of the site. A large area of Single Family is to the northeast and northwest, as well as to the south. To the west are Suburban Office use areas along Markham, with a couple of Public Institutional use interspersed. A large Commercial area is shown at the southwest corner of Markham and John Barrow Road to the east. MASTER STREET PLAN: Markham is shown as a Minor Arterial, with Santa Fe Trail a Local Street on the plan. A Minor Arterial is designed to provide connections to and through the urban area, with a primary function to move traffic not provide access to adjacent properties. A Local Street is to provide access to adjacent properties; movement of vehicles is a secondary function. There are no plans at this time to make further street improvements to either roadway. As a result of this application additional right-of-way or widening may be requested. BICYCLE PLAN: There are no Bike routes shown on the City Master Bike Plan adjacent to the area under review. The closest routes are proposed to be along Rock Creek to the south and Brushy Flat Creek to the east. The Little Rock Parks and Recreation Master Plan indicates there is a deficient area on the south of Markham. However there is an existing public or private recreation or open space within 8 -blocks of this site as recommended by the Plan. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The site is within the area covered by the West Markham Neighborhoods Plan. The Plan does not address the issue of converting a single-family house to non-residential. However it does call to "Limit expansion of non-residential development to areas shown as non-residential on the Future Land Use Plan as ICA August 3, 2006 ITEM NO.: H (Cont.) FILE NO.: LU06-02-01 well as limiting businesses to areas zoned for non-residential activity." The Plan also recommends repair and replacement of sidewalks along Arterials (Markham). ANALYSIS: The site under review is at the northwest corner of Santa Fe and Markham. The general area is single family homes with offices/institutional uses to the west. This is a developed area of Little Rock with any proposals for the area likely to be redevelopment proposals. The structures in the area appear to be in good condition and occupied. This is true for both the residential and non-residential uses in the area. To the east along Markham, the City has opposed the conversion of single-family homes to non-residential uses. To the south and north of Markham are single-family subdivisions, which are fully developed with homes. To the west are both small offices and large office buildings. This development pattern starts at this site and continues west to 1-430 for a half mile. There are a couple of churches and one retail center also located in this corridor. To the east is all Single Family until you get to the southwest corner of Markham and John Barrow Road where a commercial center has been located for many years. The tenant mix has changed significantly over the years but the occupancy rate is high for the center. Markham is a minor arterial. The function of a minor arterial is to move vehicles around the city not to provide access to adjacent land. It is important that developments along Markham be designed to limit access and signage which might reduce the efficiency of the road to move vehicles. The Planned Development with this item proposes that the access be from the side street, Santa Fe Trail. In a developed area with homes fronting a major street, the City is continually pressured to allow the conversion of the residential to non-residential uses. The City policy is not to line major roads with retail or non-residential uses. This is to discourage some of the negative affects on the street of such uses lining them. Santa Fe Trail is a local street providing access to Markham for the neighborhood to the north. This site and the house at the northeast corner front Markham rather than Santa Fe Trail. It should be noted that there are several other homes which front Markham further to the east. The City policy does not recognized that just because a home is on a major street it can no longer be residential. For that matter there are many homes on Cantrell Road, Markham and other main roads in Little Rock. Based on a review of the structures in the area, there does appear to be demand for office space in the area. There are not a large number of vacant office structures or space. However the homes in the area are also in good condition 3 August 3, 2006 ITEM NO.: H (Cont) FILE NO.: LU06-02-01 and there does not appear to be a single-family vacancy or abandonment issue in this area. Thus there is demand for both uses in the area. The only reason given to make a change is that the current owners of the property would like to use it for an office. No one has tried to indicate that there is more demand for office than residential in the area and thus a change is appropriate. The impact of a change in use from single family could have a negative impact on the desirability of the remaining homes. A change would introduce non- residential traffic on Santa Fe Trail, a residential street currently. Even if the current structure is used for the new use, the site will change in character with the addition of parking, signage, activity, and hours of usage. Of even larger concern is what a change to office might mean for the other homes fronting Markham to the east. The question becomes if it is okay to change this structure why not the others and what impact all these changes would have on the neighborhood. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Penn brook/Cl over Hill Property Owners Association, Santa Fe Heights and Treasure Hills Neighborhood Association. Pennbrook/Clover Hill Neighborhood Association, which covers this site, is opposed to the change. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. PLANNING COMMISSION ACTION: (MARCH 30, 2006) Walter Malone, Planning Staff review the conditions around the site. Current there appears to be demand for both Single Family and Office use in the vicinity. Staff is concerned about the implication a change might have on other single- family properties to the east. Staff can not support the requested change. Ms. Donna James presented the Planned Office District request and the two items were heard together. For a complete record of comments see item 22.1. A motion was made to approve the application as filed. By a vote of 0 for, 10 against the request was denied. STAFF UPDATE: (July 6, 2006) The applicant applied the Planning Commission's denial to the Board of Directors. At the Board level the applicant proposed some changes to the site plan. The Board determined that the Commission should review the changes and referred the items back to the commission for your review. There is no D August 3, 2006 ITEM NO.: H (Cont.) FILE NO.: LU06-02-01 change proposed in the Land Use Plan amendment. Staff remains opposed to the requested change of Suburban Office at the northwest corner of Santa Fe Trail and Markham. PLANNING COMMISSION ACTION: (August 3, 2006) Walter Malone, Planning Staff, reminded the Commission they had already heard this request. A change in the related Planned Office District has caused both items to be referred back to the Commission. Staff believes nothing has changed in the Plan Amendment request. There is still demand for both uses, Staff believes the existing single-family should not be converted to non- residential. Staff still believes the change is not appropriate. Donna James, Planning Staff, reviewed the requested Planned Office District. The applicant and a couple of those opposed addressed the Commission (their comments were on the requested reclassification). For a full minute record see item H.1: z-8006. A motion for approval was made. By a vote of 0 for, 9 against the motion failed. 5