HomeMy WebLinkAboutminutesJune 20, 2002
ITEM NO.: A C— FILE NO.: LU02-16-03
Name: Land Use Plan Amendment - Otter Creek Planning District
Location: West side of Heinke Road and south of the Proposed Minor Arterial
- County Line Extension
Request: Single Family to Low Density Residential
Source: Rolling Pines Limited Partnership
PROPOSAL / REQUEST:
Land Use Plan amendment in the Otter Creek Planning District from Single
Family to Low Density Residential. The Low Density Residential category
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 filed a rezoning to develop the property for
apartments to accommodate senior citizens.
EXISTING LAND USE AND ZONING:
The property is vacant wooded land currently zoned R-2 Single Family and is
approximately 5.34± acres in size. The neighboring property to the north and
west is vacant land zoned R-2 Single Family. The land to the east consists of
three houses located on large lots lying outside city limits in an area that is not
zoned. The land to the south lies in Saline County and is not zoned but is
developed with large lot housing along Joanne Lane.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On April 2, 2002 a change was made from Single Family to Neighborhood
Commercial north of Johnson Road at the proposed route of the South Loop
about a Y2 mile north of the applicant's property.
On January 2, 2002 multiple changes were made from Area For Future Study to
Single Family, and Public Institutional about 1 mile east of the amendment area.
The applicant's property is shown as Single Family on the Future Land Use Plan.
All of the property to the west, north, and east is shown as Single Family, while
the property to the south lies outside the planning boundary in Saline County.
The Shannon Hills Comprehensive Development Plan shows the area
immediately south of the subject property and west of Heinke Road as Urban
Density Residential - which roughly corresponds to our Single Family category on
June 20, 2002
ITEM NO.: A (Cont.) FILE NO.: LU02-16-03
our Land Use Plan. The land in Saline County south of the subject property and
east of Heinke road is outside both planning boundaries.
MASTER STREET PLAN:
Heinke Road is shown as a Collector Street on the Master Street Plan. Heinke
Road is currently built as a two-lane rural road and is not built to standard and
has a paved width of 16 feet ± with drainage provided by open ditches. There is
an east -west Proposed Minor Arterial shown from Vimy Ridge Road to the
proposed South Loop which will require a 90 foot cross section for right-of-way
that will abut this property to the northwest. This roadway is referred to as
"County Line Extension". There are no bikeways shown on the Master Street
Plan, which would be affected by this amendment. Development of this property
would be subject to half street improvement requirements on Heinke Road and
the County Line Extension.
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 not any historic districts near -by that would be affected by this
amendment.
City Recognized Neighborhood Action Plan:
The property under review is not located in an area covered by a City of Little
Rock recognized neighborhood action plan.
ANALYSIS:
The applicant's property is an isolated piece of property located immediately
outside the city limits inside Pulaski County at the Saline County line
characterized by rural patterns of development. This property is also the subject
of an impending annexation vote at the May 21St Board of Directors meeting.
Most of the houses in the area are located in subdivisions at least 1/10th of a mile
away and face side streets. There are a few houses on larger lots that face
Heinke Road. A change to Low Density Residential would allow for an increase
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June 20, 2002
ITEM NO.: A (Cont.
FILE NO.: LU02-16-03
in the density of the residential development of the area. Due to the low density
of the current development, Low Density Residential will substantially increase
the perceived density of residential uses in this area.
An increase in density will have an effect on area traffic by increasing the number
of trips generated in the area, increasing the use of Heinke Road. An additional
result of higher density could also increase the demand for utilities in the area
and place an extra burden on existing water, sewage, drainage, and electrical
lines in the area. The current utilities are designed to service the current
residential uses in the area and may need improvement to carry the extra burden
of higher density housing. However, higher density housing developments
generally have fewer occupants per unit and therefore have less impact per
dwelling unit on public services.
The Proposed Minor Arterial route shown on the Master Street Plan generally
follows the right-of-way of the abandoned railroad bed. The narrow width of
Heinke Road will require improvements that will affect the square footage
available for development. The right-of-way issues will also affect the placement
of current and future utilities needed to serve future development of this property.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Alexander Road
Neighborhood Association, Meyer Lane Neighborhood Association, Otter Creek
Homeowners Association, Quail Run Neighborhood Association, and Rolling
Pines Neighborhood Association. Staff has not received comments from area
residents.
STAFF RECOMMENDATIONS:
Staff believes this change is appropriate. Due to the homogenous nature of the
housing in this area, a change to Low Density Residential would diversify the
types of residential land uses available for this area.
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 7 ayes, 0 noes and 4 absent.
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June 20, 2002
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: LU02-16-03
PLANNING COMMISSION ACTION: (JUNE 20, 2002)
Brian Minyard, City Staff, made a brief presentation to the commission. Donna
James made a presentation of item D so the discussion could coincide with the
discussion for item C. See item D for a complete discussion concerning the Long
- form Planned Development - Residential.
Mr. Tommy Hodges, representative of the applicant, spoke on behalf of the
application and gave a description of the proposed development.
A motion was made to approve the item as presented. The item was approved
with a vote of 8 ayes, 0 noes, 2 absent and 1 open position.
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