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HomeMy WebLinkAboutStaff Report_MinutesJune 22, 2006 ITEM NO.: 24 FILE NO.: LU06-02-03 Name: Land Use Plan Amendment - Rodney Parham Planning District Location: Southwest corner Rodney Parham Road and Northbrook Circle Request: Single Family to Suburban Office Source: Robert Denman 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. Staff could not identify an easy way to expand this application at this time. EXISTING LAND USE AND ZONING: The property is a single-family home currently zoned R-2 Single Family and is 0.15 acres ± in size. To the northwest is a Conditional Use Permit (R-2 Single Family zone) for a church and school. To the south and east is R-2 single Family zoned land with single-family homes. These are developed subdivisions. Southeast at the Rodney Parham -Markham intersection is a large area of C-3 General Commercial, with some 0-3 General Office zoning. There are retail businesses and centers in this location. To the west at the Rodney Parham - Reservoir intersection there is a large area of C-3 zoning with some Planned Residential District and Planned Office District zoning for a retirement community and a church. In the C-3 area there is a variety of retail uses and shopping centers. This is a developed portion of Little Rock. 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 June 22, 2006 SUBDIVISION ITEM NO.: 24 (Cont.) FILE NO.: LU06-02-03 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 the site for Single Family. Single Family is shown to the east and west. There is a large Public Institutional area to the northwest across Rodney Parham Road. Further to the northwest is a large multifamily area then a Commercial area shown around the Rodney Parham -Reservoir Road intersection. To the southeast is a Commercial area to the Markham -Rodney Parham intersection with a small amount of Office located in the northwest section of the intersection. MASTER STREET PLAN: Rodney Parham Road is shown as a Minor Arterial, with Northbrook Circle 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 route is proposed to be along Brushy Flat Creek to the west. 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 Neighbrhoods Plan. 2 June 22, 2006 SUBDIVISION ITEM NO.: 24 (Cont.) FILE NO.: LU06-02-03 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 well as limiting businesses to areas zoned for non-residential activity." The Plan also recommends repair and replacement of sidewalks along Arterials (Rodney Parham Road). ANALYSIS: The site is within a developed portion of Little Rock. Currently there is a single- family home at this location. This structure faces Rodney Parham Road, which is an Arterial. There are single-family homes to the east and west along Rodney Parham Road. Northbrook is a local street, a cul-de-sac. There are four homes on Northbrook. Along the north side of Rodney Parham there are single-family homes to the east and a church with school to the west. The general area is single family homes with offices/institutional uses to the east. 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. Along the south side of Rodney Parham Road in both directions are single-family homes. Most of these homes have a side relationship with Rodney Parham Road. Along the north side of Rodney Parham to the east are homes facing Rodney Parham while to the west is a church with school followed by Office uses. To the south and north of Rodney Parham Road are single-family subdivisions that are fully developed with homes. To the east at Rodney Parham -Markham intersection is a commercial center, with restaurants, office building and post office. This is an Arterial -Arterial intersection. West of the site at the Rodney Parham — Reservoir Road intersection is a large commercial center with restaurants and a church. This location too is an Arterial -Arterial intersection. Rodney Parham Road 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 Rodney Parham Road be designed to limit access and signage which might reduce the efficiency of the road to move vehicles. 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. It should be noted that there have been several request along Markham, to the south and west to convert homes to office uses. One home to the east adjacent to an Office building at the Markham -Rodney Parham Road intersection was 3 June 22, 2006 SUBDIVISION ITEM NO.: 24 (Cont.) FILE NO.: LU06-02-03 converted from a home to an office use. 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 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. There is no non-residential use adjacent to this site, zoned or land use. NEIGHBORHOOD COMMENTS: Notices were sent to the following associations: Pennbrook/Clover Hill Property Owners Association, and the Santa Fe Heights and Treasure Hills Neighborhood Associations. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. PLANNING COMMISSION ACTION: (JUNE 22, 2006) Walter Malone, Planning Staff reviewed the existing use pattern and Land Use Plan. This is a developed area in which there is demand for both single-family and office. Staff does not see a justification to change the Plan. Ms. Donna James presented the related Planned Zoning District request. See item 24.1 for a full meeting summary. A motion for approval was made. By a vote of 0 for 9 against the Land Use Plan Amendment was denied. F1 Vicinity Map I Plan Amendment Case: LU06-02-03 Location: 2 Northbrook Circle N SF to SO n Ward: 6 N PD: 3 0 500 1,000 Peet CT: 21.01 TRS: T1NR13W2 Vicinity Map Area Zoning i Case: LU06-02-03 Location: 2 Northbrook Circle SF to SO Ward: 6 PD: 3 0 CT: 21-01 TRS: TINR13W2 N A 500 1,000 Feet , 1 t I i Case: LU06-02-03 Location: 2 Northbrook Circle SF to SO Ward: 6 PD: 3 0 CT: 21-01 TRS: TINR13W2 N A 500 1,000 Feet