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HomeMy WebLinkAboutminutesMay 14, 1998 Item No.: 3 Fig NQ.,:,.LU98-12-02 arae: Land Use Plan Amendment - 65th Street West District Location: 6400 Stagecoach Road Request: Single Family to Office Source: John E. Kurtz We] " Lai ; A Land Use Plan amendment in the 65th Street West Planning District changing from Single Family to Office. Total acreage for the proposed amendment is approximately one-third of an acre (0.34±). Office represents services provided directly to consumers (such as legal, financial and medical) as well as general offices that support more basic economic activities. CURRENT LAND USE AND ZONING: The property is currently zoned R-2 Single Family and is shown on the plan as Single Family. All tracts adjacent to the site are also zoned R-2. Across Stagecoach Road is a convenience store that is shown as Neighborhood Commercial. Directly south of the site across Stagecoach Road is David O. Dodd Elementary School. To the east, west and north of the site area single family homes. The homes along Stagecoach Road are in good repair and sit on large lots. The area along David O. Dodd is a stable area of older homes. RECENT AMENDMENTS% March 17, 1998, a change was made from Multi Family and Single Family south of Talley Road adjacent to I-30 to Services Trades District. A change was made from Parks / Open Space, Multi Family and Single Family on the west side of Shackleford Road north of Stagecoach Road to Services Trades District. A change from Multi -family and Parks / Open Space on the east side of Shackleford Road north of Stagecoach Road to Office and Public Institutional. December 19, 1995, a change from Single Family along both sides of Stagecoach Road east of I-430 to Commercial, Mixed Use and Park/Open Space. May 7, 1991, the area shown as Neighborhood Commercial was reduced at the intersection of David O. Dodd and Stagecoach and at the intersection of Stagecoach and Shackleford. PLAN:MASTER SIREET David O. Dodd and Stagecoach Road are shown as a Minor Arterials on the plan. Stagecoach Road is currently a two lane road. There are no plans to widen the road within the next five to ten years with current development patterns. BACKGROUND: This is a section of Little Rock which has not changed much in the last decade. There has been no indication of any major changes in the next few years. The roads are not proposed for widening and thus no change should be expected in the next five or more years. Under these conditions, the existing single family character, the 'neighborhood' can be expected to continue. The amendment presented is a result of an enforcement case. The current occupant has converted a house to an office. However, both to the north near Colonel Glen and south near I-4- 30 are vacant available areas either zoned or shown on the Plan as appropriate sites for office or commercial uses. No evidence has been presented to show why the Plan should be changed to increase the amount of non-residential use in the area. N-EIGHBORIJOOD COMMENTS: Notices were sent to the following neighborhood associations: Crystal Valley and Pecan Lake. As of printing date, we have received _ letters/comments in response and in opposition and questions with a neutral response. STAFF RECOMMENDATIONS; Staff believes that a change to any non-residential use is not appropriate at this time. �-II:�Iiil�i;Lsi��]uluL��•�.Ci�i;1:[�31-11-[a� • • ; Brian Minyard of the Planning Staff presented the item to the Commission and stated the Staff recommends denial. John Kurtz, applicant, spoke of existing businesses and other non-residential uses in the area. He spoke of the low traffic volume of his business and the suitability of the building to his needs. Commissioner Adcock asked if his business was conducted by phone or if people came to his office. The response was that few people came to his office and most business was conducted via phone or fax machine. He stated that no one lived on site and office hours were normally 8 to 5. Sandy Berryman, spoke in support of the applicant and spoke of drainage problems. John Rognrud spoke in opposition of the application. He presented photos of the site. He spoke of living in the neighborhood for 35 years and that the area was quite and rustic. He spoke against the intrusion of commercial and industrial. He asked the commission to deny that change. Commissioner Putman asked Mr. Rognrud if he had a problem with office if it is a POD. Mr. Rognrud stated that the structure should be a single family house and that there were office space downtown. Commissioner Berry asked staff when the area was reviewed last. Walter Malone answered that it was in 1989. Commissioner Muse asked what was occupied as a house prior to the offices. John Rognrud stated that he thought that the school bus stopped there and was questioning the safety factor. James Corbitt stated that the structure had been improved since the current owner had taken over. Julie Wilson, resident of David O Dodd spoke of the family that lived in the house prior to the mortgage company. Chairman Lichty asked how long Mr. Kurtz had been in business. Mr. Kurtz spoke that the corporation had been formed in June of 1997. When he purchased the property, he stated that he spoke with the planning department and that the property was non -conforming status, but since then, the cards had vanished. He also stated that the rock is leftover from the sewer improvements. Commissioner Putman asked how long the company had been in the structure. The applicant answered that it was around the end of December. When asked, the applicant stated that he knew it was a non -conforming use. Commissioner Adcock asked of staff as to the question of non -conforming status. Jim Lawson stated that according to our files, this is not a non -conforming use. Commissioner Hawn made a motion to approve item as presented and was seconded. The item was denied by a vote of 0 ayes, 8 noes, and 2 absent and 1 abstention.