Loading...
HomeMy WebLinkAboutminutesDecember 19, 2002 ITEM NC.: A Name: Location Request; Source: FILE NO.: LU02-18-01 Land Use Plan Amendment - Ellis Mountain Planning District North of the intersection of Nix Road and Coleman Street. Single Family to Multi -Family Rebecca Chandler, American Dream Investments PROPOSAL / REQUEST: Land Use Plan amendment in the Ellis Mountain Planning District from Single Family to Multi -Family. The Multi -Family category accommodates residential development of (10) to thirty-six (36) dwelling units per acre. This application results from the applicant's wishes to build four duplexes. Prompted by this Land Use Plan Amendment request, the Planning Staff expanded the area of review southward from the applicant's property toward Kanis Road to the existing Low Density Residential. EXISTING LAND USE AND ZONING: The applicant's property is vacant land currently zoned R-2 Single Family and is approximately 0.64± acres in size. In the expanded area, zoned R-2, a house sits immediately to the south of the applicant's property while the remainder of the expanded area is vacant. The R-2 property to the north and east is vacant land zoned R-2. The property to the south consists of houses on large lots zoned R-2. The property to the west is developed with single-family houses and is zoned R-2 Single Family. A church located on a lot to the southwest of the applicant's property is zoned R-2 Single Family with a Conditional Use Permit for a church and is the subject of another item on this agenda. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On July 3, 2001 changes were made from Low Density Residential, Neighborhood Commercial, and Mixed Office Commercial in an area bounded by Bowman Road, Panther Creek, Cooper Orbit Road, and Brodie Creek starting about 3/ of a mile southwest of the applicant's property. On February 15, 2000 a change was made form Single Family to Low Density Residential at Westglen Drive and Gamble Road about % of a mile southeast of the application area. December 19, 2002 SUBDIVISION ITEM NO.: A Cont. FILE NO.: LU02-18-01 On March 2, 1999 multiple changes were made from Transition, Neighborhood Commercial, Multi -Family, Low Density Residential, Suburban Office, and Mixed Office Commercial to Single Family, Low Density Residential, Suburban Office, Mixed Office Commercial, Park/Open Space, Service Trades District, Commercial, and Community Shopping along Kanis Road within a 1 mile radius of the property in question. The applicant's property, as well as all of the rest of the expanded area, is shown as Single Family on the Future Land Use Plan. The properties to the west, north, and east are shown as Single Family, while the property to the south is shown as Low Density Residential. MASTER STREET PLAN: Nix Road is a Residential Street with open drainage and is not built to standard. Laurel Oaks Drive is a Residential Street built to standard. Half street improvements may be required to upgrade Nix Road to a Residential Street through the installation of curb and gutters. Two platted undeveloped street right-of-ways are adjacent to the applicant's property. Coleman Street and Farris streets are un -built residential streets. Both streets will be subject to improvements unless the right-of-way for either, or both, streets is abandoned. There are no bikeways shown on the Master Street Plan that would be affected by this amendment. PARKS: The Little Rock Parks and Recreation Master Plan of 2001 shows that the applicant's property is located in a service deficit area. Park facilities would need to be developed to provide adequate park and open space areas to serve the area covered by this amendment and surrounding areas. HISTORIC DISTRICTS: There are not any historic districts near -by that would be affected by this amendment City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan, The Residential Development goal listed an action statement of requiring that city staff ensure both single-family and multi -family uses in newly developing areas, while allowing the multi -family to act as a buffer between single family and office. The Office and Commercial Development Goal contained an objective of encouraging the adoption of a plan for Kanis Road. An action statement recommended the aggressive use of Planned Zoning Districts to insure that new developments would be compatible December 19, 2002 SUBDIVISION EM NO.: A FILE NO.: LU02-18-01 with the existing neighborhood. The Rock Creek Neighborhood Action Plan is due for an update study. ANALYSIS: The applicant's property lies in an area that is characterized by mostly vacant property located between Nix and Gamble Road. A few houses are located on Nix Road. Most of the developed property is located in the Parkway Place subdivision and is not oriented towards Nix Road. The current land use pattern in the area places the more intense land uses at the edge of the neighborhood along Kanis Road, W. Markham Street, and Chenal Parkway. The higher density residential areas serve as a buffer between the Single Family and non- residential uses to the north. Most of the Multi -family area is built out to capacity at the Shadow Lakes Apartments. In contrast, most of the land shown as Low -Density Residential remains vacant. Extra land shown as Multi -family could allow for the development of more housing at Multi -Family densities at the expense of land shown as Single Family. This amendment would not effect the availability of exiting Low -Density Residential land, nor would it increase the availability of land for housing that is not Multi -Family or Single Family. However, even though this amendment would reduce the amount of land shown as Single Family, there will still be land shown as Single Family available for development north of the applicant's property and east of Gamble Road. Approval of Multi -Family will place a small area, less than two-thirds of an acre, of Multi - Family in a location that is surrounded by a large area shown as Single Family. The applicant's property is also located in the area that was covered by the Kanis Road Study. The current land uses along Kanis Road are the result of recommendations made in that study. The current pattern of development places the more intense Multi - Family and Low Density Residential uses at locations accessed by Collector and Minor Arterial Streets. This application would.introduce an area shown as Multi -Family accessed solely from a Residential Street. Depending on the resolution of right-of-way abandonment issues, this application could introduce an area shown as Multi -Family accessed solely from one Residential Street. Regardless of the outcome of the abandonment issues, all of the access to the property will be from Residential streets. The issues concerning the construction, or abandonment, of Coleman and Farris Streets could also effect not only the development of the applicant's property, but also the future development of neighboring properties. If future development takes place on property located between Nix and Gamble Roads, adequate access would need to be provided to those properties. Coleman and Farris streets could provide access to future developments, or else future streets will need to be developed to provide access to potential developments. 3 December 19, 2002 SUBDIVISION ITEM NO.: A Cont. FILE NO.: LU02-18-01 NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Gibraltar/Pt. West/Timber Ridge, Parkway Place Property Owners Association, and Spring Valley Manor Property Owners Association. Staff has received two comments from area residents. None are in support, both were neutral. STAFF RECOMMENDATIONS: Staff believes that the change to Multi -Family is not appropriate at this time. With an impending review of a City Recognized"Neighborhood Action Plan, this change would be premature. PLANNING COMMISSION ACTION: (MAY 9, 2002) The item was placed on the consent agenda for deferral to the June 20, 2002 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (JUNE 20, 2002) The item was placed on the consent agenda for deferral to the August 8, 2002 Planning Commission meeting. A motion to approve the consent agenda was made and approved. The item was deferred with a vote of 7 ayes, 0 noes, 3 absent, and 1 open position. PLANNING COMMISSION ACTION: (AUGUST 8, 2002) The item was placed on the consent agenda for deferral to the September 19, 2002 Planning Commission meeting. A motion was made to waive the by-laws for a five-day notice to defer prior to the Planning Commission meeting. That motion to waive the bylaws was made and approved with a vote of 7 ayes, 2 noes, 1 absent, and 1 open position. A motion was made to approve the consent agenda and was approved with a vote of 9 ayes, 0 noes, 1 absent, and 1 open position. PLANNING COMMISSION ACTION: (SEPTEMBER 19, 2002) Brian Minyard, City Staff, made a brief presentation to the Commission. Donna James made a presentation of item A.1 so the discussion could coincide with the discussion for 4 December 19, 2002 SUBDIVISION ITEM NO.: A (Cont. FILE NO.: LU02-18-01 item A. See item A.1 for a complete discussion concerning the Short Form Planned Development - Residential. Ms. Rebecca Chandler, applicant, made a presentation to the Commission concerning census information about the area, prices of current homes in the market, projected costs of the units she wishes to develop, availability of housing in the area, and shortages of townhouse/condos in the area. She continued to state that she was trying to promote an alternate living ownership arrangement for less money than single family detached housing. Commissioner Rahman stated that he was uncomfortable with the abandonments on both the Land Use Plan and the zoning item. A motion was made to defer both items 16 and 16.1 until the time in which the abandonments are heard. The item was deferred with a vote of 10 ayes, 1 no, and 0 absent. PLANNING COMMISSION ACTION: (OCTOBER 31, 2002) The item was placed on the consent agenda for deferral to the December 19, 2002 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (DECEMBER 19, 2002) The item was placed on the consent agenda for withdrawal. A motion was made to approve the consent agenda and passed with a vote of 8 ayes, 0 noes and 3 absent. 5