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HomeMy WebLinkAboutminutesJuly 24, 2003 ITEM NO.: C FILE NO.: LU03-11 Name: Land Use Plan Amendment - 1-430 Planning District Location: Northwest corner of Wilson St. and W. 20th St. Request: Single Family to Office Source: Mystery Willis, c/o McGetrick & McGetrick Inc. PROPOSAL / REQUEST: Land Use Plan amendment in the 1-430 Planning District from Single Family to Office. The Office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices, which support more basic economic activities. The applicant wishes to develop the property for quite business uses. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include the area between Wilson Street and Aldersgate Road north of W. 20th Street to W. 18th Street, and the area west of Wilson Street north of W. 18th Street to the areas currently shown as Suburban Office. With these changes, the entirety of the Single Family west of Wilson Street north of W. 20th Street would be eliminated. This would establish Wilson Street and W. 20th Street as the boundary between residential and non-residential uses. EXISTING LAND USE AND ZONING: The property is a house currently zoned R-2 Single Family and is approximately 1.25 ± acres in size. The expanded area is developed with scattered single family housing zoned R-2. The property on the west side of Aldersgate Road is developed with two office buildings zoned Planned Office Development. The vacant land on the north side of W. 18th Street west of Perry Street is vacant land zoned 0-2 Office and Institutional. Further north the land on the west side of Perry Street (west of the expanded area) is zoned R-2 and developed with scattered single-family housing. One lot at the end of Perry Street, on the west side, is zoned R -7A Mobile Home for manufactured housing located on that property. The land north of the expanded area is zoned 0-2 and developed with office buildings. A strip of land at the north boundary of the expanded study area is zoned Open Space from Aldersgate Road to Junior Deputy Road. All of the land east of Wilson Street and south of W. 20th Street is zoned R-2 and developed with scattered single-family housing. The property at southwest corner of the Aldersgate Road / W. 20th intersection is zoned Open Space for Camp Aldersgate. July 24, 2003 SUBDIVISION ITEM NO.: C Cont. FILE NO.: LU03-11-03 FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On March 18, 2003 a change was made from Single Family to Suburban Office at the northeast corner of Aldersgate Road and W. 18th Street less than '/4 of a mile northwest of the applicant's property to establish W. 18th Street as a boundary between residential and non-residential uses and to provide protection to the Single Family uses through the use of Planned Zoning Developments. On November 4, 2002 a change was made from Single Family to Low Density Residential along Lehigh Street about 1 mile southeast of the application area to provide higher density residential development. On September 4, 2001 a change was made from Park/Open Space to Multi- family less than 1/4 of a mile to the east of the property in question to accommodate proposed development. On April 6, 1999 a change was made from Single Family to Suburban Office along the west side of Aldersgate Road in the 1600 through 1900 blocks less than '/4 of a mile west of the study area to accommodate proposed development. On March 2, 1999 multiple changes were made along the south side of Kanis Road starting about 1/2 of a mile northwest of the area in question from Mixed Office Commercial and Suburban Office to Neighborhood Commercial, Office, and Community Shopping to recognize existing conditions. The applicant's property and the expanded area are shown as Single Family on the Future Land Use Plan. All of the property to the west and north of the expanded area is shown as Suburban Office while all of the property to the east and south is shown as Single Family. MASTER STREET PLAN: Wilson and W. 20th Streets are classified as Local Streets built for residential traffic. These streets would need to be improved to handle commercial traffic. There are no Bikeways shown that would be affected by this amendment. PARKS: The Little Rock Parks and Recreation Master Plan of 2001 shows that the applicant's property lies in a service deficit area. Adequate park facilities would need to be developed in order to fulfill the plan goals of providing park facilities within an eight -block walking distance of all City of Little Rock Residents. HISTORIC DISTRICTS: There are no historic districts that would be affected by this amendment. 0 July 24, 2003 SUBDIVISION ITEM NO.: C Cont. FILE NO.: LU03-11-03 CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The applicant's property lies in an area covered by the John Barrow Neighborhood Area Plan. The business and commercial development goal contains the objectives of attracting job -generating businesses to the area and encouragement of land assembly guidelines for construction of new business and commercial facilities. ANALYSIS: Although the area shown as Single Family contains vacant pieces of property, new housing is being constructed in this neighborhood. The Plan has tried to keep the non-residential uses west of Aldersgate Road and north of W. 18th Street west of Perry Street. Even when allowing these non-residential uses, they were to be designed such that residential could be a viable option on the east side of the areas shown as Suburban Office. The strip of land zoned Open Space from Aldersgate Road to Junior Deputy Road is intended to serve as a boundary between the non-residential uses south of Kanis Road and the residential areas further to the south. This amendment would further extend non-residential uses in an area south of W. 18th Street and south of the Open Space zoned buffer. In addition, this amendment area is located in an area of revitalizing single-family development. The property in question is located in the Hicks Interurban Addition, a neighborhood that has seen an increase in building permit activity within the past five years. Thirteen building permits for new single-family houses have been issued for the neighborhood within the past five years. Four of those permits were issued in 2001, while five were issued during 2002. The trend of increasing building permits for single family housing east of Aldersgate Road indicates that this neighborhood is a growing and viable single-family residential area. This amendment would introduce a use that is incompatible with the current trend of single-family residential development in the area. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: John Barrow Neighborhood Association, Campus Place Property Owners Association, Kensington Place Property Owners Association, Pennbrook/Clover Hill Property Owners Association, Sandpiper Neighborhood Association, Twin Lakes "A" Neighborhood Association, Twin Lakes "B" Special Improvement District, Twin Lakes B Prop. Owners Association, and Westbrook Neighborhood Association. Staff has received one comment from area residents. Staff has received one comment from area residents in support of the change. 3 July 24, 2003 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: LU03-11-03 STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. This amendment would extend non- residential uses into the heart of a revitalizing residential neighborhood and compromise the viability of that neighborhood. PLANNING COMMISSION ACTION: May 15, 2003 The item was placed on the consent agenda for deferral to the June 26, 2003 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: June 26, 2003 During the consent agenda, Pat McGetrick, the applicant stated that he wished to defer the application to July 24, 2003 since he was going to have only eight commissioners eligible to vote. The overall consent agenda was approved with a vote of 9 ayes, 0 noes, and 2 absent with a recusal from Fred Allen on this item. PLANNING COMMISSION ACTION- July 24, 2003 Brian Minyard, City Staff, made a brief presentation to the commission. Monte Moore 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 rezoning from R-2 Single Family to 0-1 Quiet Office. Pat McGetrick, representing the applicant, spoke on behalf of the applicant and gave a brief description of the applicant's plans for the property and the reasons for choosing this site for developing quiet offices. A motion was made to approve the item as presented. The item was denied with a vote of 0 ayes, 9 noes, 1 absent, and 1 recuse. Commissioner Fred Allen recused from the item.