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HomeMy WebLinkAboutminutes - withdrawnSeptember 17, 1998 ITEM NO.: A FILE NO.: LU98-15-03 Name: Land Use Plan Amendment - Geyer Springs West Planning District Location: Johnson Lane east -of Heinke Road Request: Single Family to Service Trades District Source: Bobby Jones PROPOSAL / REOUEST: Land Use Plan amendment in the Geyer Springs West Planning District from Single Family to Service Trades District. Service Trade District provides for a selection of office, warehousing, and industrial park activities that primarily serve other office service or industrial businesses. This district is intended to allow support services to these businesses and to provide for uses with an office component. A Planned Unit Development is required for any development not wholly office. CURRENT LAND USE AND ZONING: The property and all surrounding areas are currently zoned R2 and shown as single Family on the Land Use Plan. The site is approximately one-half acre in size. RECENT AMENDMENTS: November 4, 1997, numerous plan amendments in the Chicot West I-30 South, but none in the immediate area of this proposed amendment. MASTER STREET PLAN: Johnson Lane is a residential street. Heinke Road, located to the west is shown as a Collector street on the Master Street Plan. The proposed South Loop lies just to the north of this application. BACKGROUND• This area was included in the Chicot West I-30 South Neighborhood Action Plan that was adopted in November 1997. The neighborhood plan, which made numerous land use plan and zoning changes, kept this area as single family. While the neighborhood plan has stated that there is a desire to September 17, 1998 ITEM NO.: A (Cont.) FILE NO.: LU98-15-03 attract more light industrial uses to the area and four areas were changed to Light industrial on the plan to attract development, this was not one of those areas. Johnson Street is a two lane paved street with open ditches. At the split, Johnson Street -and Johnson Lane are gravel drives. Johnson Lane is officially dedicated to the city. Johnson Lane is a cul-de-sac off Johnson Street, which is a cul-de-sac east of Heinke Road. Neither Johnson Street nor Johnson Lane is sufficient to carry any business traffic that would be generated by the mini -warehouse use. As stated before, this proposed site is totally surrounded by Single Family and Johnson Lane is a residential local street and is shown as such on the Master Street Plan. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood association: Rolling Pines. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. PLANNING COMMISSION ACTION: (August 6, 1998) The applicant asked for a deferral in order to change his application. The planning commission approved his request for deferral with a vote of 8 ayes, 0 nays and 3 absent. STAFF UPDATE: Since the deferral of the item, the applicant has amended his application from Service Trades District with a proposed use of mini -warehouse to Mixed Use with a proposed use of a "wood working shop and store". Mixed Use provides for a mixture of Residential, Office and Commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. In addition to the woodworking shop and store, noted on his sketch and letter, the applicant has future plans for a small apartment for himself. This request is consistent with Mixed Use. The change in the application does not change Staff's recommendation. See attached letter from Norm Floyd, Advocate for the Preservation of the Chicot West/I-30 South Neighborhood Plan. His letter states that he is against the proposed development for three reasons. Staff has also received one call in opposition. 2 September 17, 1998 ;Em NO. A (Cont.)_ _FILE NO.: LU98 _15=03 PLANNING COMMISSION ACTION: (SEPTEMBER 17, 1998) Brian Minyard of Staff presented the item to the commission. Bobby Jones, the applicant, spoke of improvements to the property and briefly of the project. Troy Laha, Chairperson for Southwest Little Rock United for Progress, spoke against the application. He spoke against home business with more than two customers per day and in support of the I-30 South Chicot West plan that was adopted last year. Janet Berry, of Legion Hut Neighborhood Association, spoke that they would oppose anything that would create additional traffic even though the home based business of a wood working shop would not be opposed. Jim Lawson, spoke that if he lived in a home and worked out of a garage, it would be a home occupation. He stated that this is a separate piece of property for a separate use and therefore is not a home occupation and therefore a Land Use item. Staff could not be opposed to home occupation because one can do that by right. Commissioner Rahman asked for dimensions of the lot. Brian Minyard of Staff answered. Mr. Jones stated that he wanted to build a shop and a small house on tract D and further explained the subdivision of the land. Commissioner Muse asked the applicant if there were other avenues to sell his products. Mr. Jones stated that he had been making his products on site and had been written up by zoning enforcement for making the lawn ornaments. He continued that Dana Carney of Staff told him to ignore the write up. Mr. Carney clarified that he stated that the commission at the hearing would work out the items. Commissioner Muse asked of the applicant if the reason for developing is to have a storefront. Mr. Jones stated the storefront was a small part, the manufacturing would be the major use. The majority of retail uses would be elsewhere. Commissioner Hawn stated that the issue was Land Use and this is a small tract of land. 3 September 17, 1998 ITEM NO.: A (Cont.) FILE NO.: LU98-15-03 Mr. Minyard stated that this area was included in the Chicot South I-30 West Neighborhood Plan that was adopted in November 1997. Commissioner Hawn questioned the location of the South loop in relation to the site. Commissioner Adcock asked what was allowable in Mixed Use. Brian Minyard gave a definition of Mixed Use. Commissioner Putnam asked if it was acceptable to the applicant to not have retail on site. Mr. Jones stated that was okay. He further questioned if we were going to penalize someone trying to make a living. Chairman Lichty stated that Staff has presented an option with another approach in relation to his residence. Commissioner Faust asked to explain how Mixed Use was determined. Mr. Minyard explained the history of the application, the deferral, and the change of the application categories. Discussion followed concerning the phasing of the shop, residence and retail uses. Dana Carney stated that in R-2 zoning, the principal use must be a single- family dwelling. There is not a house on the property. Jim Lawson stated that the applicant should withdraw from the agenda and agree to within a year of the time he builds his shop that he build an apartment and live there. He then can operate it without any zoning change or land use plan change. The applicant needs to say if one year will be enough time. If he does not sell them on site, there is no issue. Chairman Lichty asked why staff did not go over this with him before. Jim Lawson stated that it was not that simple. The original application was for commercial and the Planning Commission will not allow mini -warehouse without a plan change. Chairman Lichty told Mr. Jones that "it appears that your application for a plan change is in deep trouble... There is no problem with staff and this commission with you having a home occupation, but first you have to have a home. You have to use what you are living in now, or build something. With that in mind, would you like to withdraw your application?" Commissioner Putnam wanted to point out that Mr. Lawson stated that within a year's time that he needed to build a house. Mr. Jones stated that "I think that will work fine." Motion was made to withdraw and was passed with a vote of 11 ayes, 0 noes and 0 absent. 4