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HomeMy WebLinkAboutstaff reportOctober 3, 2002 ITEM NO.: 14 FILE NO.: LU02-11-01 Name: Land Use Plan Amendment — 1-430 Planning District Location: Lehigh Court Request: Single Family to Low Density Residential Source: Staff, Land Use review PROPOSAL / REQUEST: A Land Use Plan amendment in the 1-430 Planning District from Single Family (SF) to Low Density Residential (LDR). LDR represents a broad range of housing types including single family attached, duplex, townhomes to multifamily up to 10 dwelling units per acre. This amendment is to recognize that the residential along Lehigh Court is over 6 units per acre and includes townhouses. Staff has initiated this amendment after a review of the City Land Use Plan. This review was conducted as part of a neighborhood plan update. EXISTING LAND USE AND ZONING: The property is currently zoned R4, Duplex and PRD, Planned Residential District and is approximately 5 acres in size. The existing uses on the property within the amendment area are duplexes, single-family units and vacant land. About half the single-family houses are on lots, which are approximately half the size of the standard lot in the area. The current zoning is R2 Single Family in all directions from the site. However the existing land use to the south is apartments (multifamily) and to the west is a church and public elementary school. The existing land use to the north and east is single-family homes. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: July 17, 2001, a change was made from Park/Open Space to Low Density Residential west of Romine Road and east of Junior Deputy Road, north of Kensington. This was for an expansion of an elderly housing development (duplexes, attached housing). September 4, 2001, a change was made from Commercial and Single Family between Rock Creek and Birchwood Drive, east of Springwood Drive. This was to recognize a neighborhood park. September 19, 2000, a change was made from Low Density Residential and Mixed Office Commercial to Mixed Use between Bowman Road and 1-430 north of 36th Street. This was to recognize a church development, which included many outreach nontraditional services. April 6, 1999, A change from Single Family to Suburban Office between 1-430 and Aldersgate October 3, 2002 ITEM NO.: 14 (Cont. FILE NO.: LU02-11-01 Road, north of 20th Street. This change is to allow for office development along 1430. March 2, 1999, Changes along Kanis Road from Shackleford to Bowman Road, Mixed office commercial to Neighborhood Commercial, Suburban Office to Office and Mixed Office Commercial to Community Shopping. These changes were to more accurately reflect the then existing zoning pattern and thus likely development pattern. December 1, 1998, A change from Multifamily to Mixed Office and Commercial along the proposed extension of Labette Drive between John Barrow Road and Morris Manor. This change was to reflect the neighborhoods desire for no more multifamily and an application for an adult living center. The Adopted Land Use Plan proposes that the amendment site be Single Family. It also shows Single Family use to the north and east. Multifamily is shown to the south and Public Institutional to the west. MASTER STREET PLAN: Lehigh Drive and Court are shown as a local streets on the plan. Romine Road is shown as a collector on the Plan. All these roads are built to standard. PARKS: There is an existing public park to the south, between Holt and Foster from 44th to 40" streets. In addition there is a private park in the Kensington subdivision to the west (west if Dartmouth). The area under review meets the Little Rock Parks and Recreation Master Plan recommendation of a park or open space within 8 blocks. HISTORIC DISTRICTS: There is no Historic District in the vicinity of the application. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The proposed amendment is within the John Barrow Neighborhood Plan area. The Plan calls for no new apartments or multifamily in the area. This plan change does not increase multifamily; it only recognizes the existing use pattern. There is no specific recommendation in the Plan that addresses the issue of changing the Plan to more accurately reflect the current conditions. ANALYSIS: This is a developed section of Little Rock. The area has been developed (subdivided into residential and other lots for development) for many decades. However this is also an area where the subdivisions have not been all "built out". In addition, large tracts of land has been 'passed over' and left undeveloped. The subject site is a cul-de-sac with a mix of single-family, duplexes and vacant lots. 2 October 3, 2002 ITEM NO.: 14 (Cont,1 FILE NO.: LU02-11-01 The land is zoned for duplex development or has been further subdivided into `half-size' single-family lots for development. The over all density of the cul-de-sac is higher than the single-family subdivisions in the surrounding area. There is an apartment complex to the south of the site and a single-family subdivision wraps the site on the north and east. Over the last few years there has been an increase in the number of permits for new homes in the area. This activity has been single-family homes. Also the City has completed work on 36th Street (a block to the south). 36th Street is a major east -west street in this section of Little Rock. Removing ditches along the road and widening the lanes slightly improved the safety of the street. There are several vacant lots within the amendment area. However, either the zoning or the current lot configuration would result in the Low Density Residential rather than the Single Family density of development. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Leander, John Barrow, Brownwood Terrace, Twin Lakes A, Twin Lakes B POA, Campus Place POA, Kensington POA, Westbrook, Pennbrook/Clover Hill POA and Apache. Staff has received comments from area residents. are in support, are opposed to the change and were neutral. Neighborhood Association, which covers this site, is to the change. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. 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