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HomeMy WebLinkAboutminutes septSeptember 19, 2002 ITEM NO.: 15 FILE NO.: LU02-18-04 Name: Land Use Plan Amendment - Ellis Mountain Planning District Location: 12800 Arthur Lane Request: Single Family to Low Density Residential Source: Richard Threadgill PROPOSAL / REQUEST: Land Use Plan amendment in the Ellis Mountain Planning District from Single Family to Low Density Residential. Low Density Residential accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, 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 develop townhouses. EXISTING LAND USE AND ZONING: The property is occupied by a small house and is currently zoned R-2 Single Family and is approximately .47+ acres in size. All of the surrounding property is zoned R-2 Single Family. The land to the West, North, and East is developed with single-family housing. The land to the south is vacant. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On July 3, 2001 a change was made from Mixed Office Commercial, and Commercial to Single Family in an area bounded by Bowman Rd., Panther Creek, Cooper Orbit Rd., and Brodie Creek starting about 1 mile south of the applicant's property. This change was made to revert to the previous use as the result of the revocation of a Planned Unit Development. On February 15, 2000 a change was made from Single Family to Low Density Residential on West Glen at Gamble about'/2 mile south of the property in question. This change was made to allow the development of town houses. On March 2, 1999 multiple changes were made from Low Density Residential, Transition, Neighborhood Commercial, Park/Open Space, Multi -family, Mixed Office Commercial, Office, and Suburban Office, to Single Family, Low Density Residential, Suburban Office, Mixed Office Commercial, Park/Open Space, Service Trades District, Office, Neighborhood Commercial, and Community Shopping within a 1 mile radius of the study area along Kanis Rd. These changes were made to recognize existing conditions. September 19, 2002 SUBDIVISION ITEM NO.: 15 (Cont. FILE NO.: LU02-18-04 The applicant's property as well as all of the surrounding property is south as Single Family on the Future Land Use Plan. MASTER STREET PLAN: Arther Lane and Atkins Road are -residential streets. Arther Lane would need to be widened and have curbs and gutters installed to meet the Master Street Plan standards for a standard residential street. Atkins Road has curb and gutters on the east side but would need a curb and gutter installed to replace the open ditch on the west side. 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 as well as surrounding areas. HISTORIC DISTRICTS: There are no City of Little Rock recognized historic districts 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 is supported by an objective of encouraging lower density development in the area. Action Statements include using multi -family housing to act as a buffer between office and single-family uses and limiting the density and square footage of multi -family developments. ANALYSIS: The applicant's property is located in a stable neighborhood of single-family residences. Although higher density residential uses are located in the surrounding neighborhood to the north, the applicant's property is isolated from residential uses of higher density. Most of the trend for higher density housing is located at the northern and southern area of the neighborhood along Minor Arterial and Collector streets. The applicant's property is near the heart of the area shown as Single Family and is located at the intersection of two residential streets. A change to Low Density Residential would increase the density of residential units for a small area in the neighborhood and introduce a land use that would be incompatible with this part of the 2 September 19, 2002 SUBDIVISION ITEM NO.: 15 &ont.A- FILE NO.: LU02-18-04 neighborhood. The proposed density is almost three times the density of the single family areas to the east and north. 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 1 comment from area residents opposed to the change. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. A change to Low Density Residential would introduce an isolated incompatible use to the neighborhood. PLANNING COMMISSION ACTION: (SEPTEMBER 19, 2002) Brian Minyard, City Staff, made a brief presentation to the Commission. Donna James made a presentation of item 15.1 so the discussion could coincide with the discussion for item 15. See item 15.1 for a complete discussion concerning the Short Form Planned Development - Residential. Terry Haley, of 515 Trumpler Street, spoke against the application concerning density and the proximity to his back yard. Shirley McFarlin lives south of the application and wants a small neighborhood feel. Mary Douglas, of Atkins Road, worked on the neighborhood action plan and does not want the Land Use Plan amended. Bill Gentry lives in the area and thinks that this change would have a negative effect on the property values. Commissioner Faust stated that she was going to vote against it and asked about the location of windows on the sides of the units. A motion was made to approve the application as presented and was denied with a vote of 2 ayes, 8 noes, 0 absent and 1 abstention. A motion was made to waive the filing fee for reapplication within three months and was approved with a vote of 11 ayes, 0 noes and 0 absent. 3 September 19, 2002 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: LU02-10-04 O'Woods Neighborhood Association, University Park Neighborhood Association, and Westwood Neighborhood Association. Staff has not received any comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. A change to Multi -family would introduce an isolated use that is incompatible with neighboring uses. PLANNING COMMISSION ACTION: (SEPTEMBER 19, 2002) The item was placed on the consent agenda for deferral to the October 31, 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 11 ayes, 0 noes, and 0 absent. A motion was made to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes, and 0 absent. 3