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HomeMy WebLinkAboutminutes denialMay 6, 2004 ITEM NO.: F FILE NO.: LU04-11-01 Name: Land Use Plan Amendment -1-430 Planning District Location: Southeast corner of W. 18th Street and Aldersgate Road Request: Single Family to Suburban Office Source: Byron Magness PROPOSAL / REQUEST: This request is a Land Use Plan amendment in the 1-430 Planning District from Single Family to Suburban Office. The Suburban Office category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. The applicant wishes to develop the property for office uses. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include the area along the west side of Aldersgate Road from W. 18th Street to W. 20th Street covering the area between Aldersgate Road and the alley. It is thought that the expansion would provide PZD review for non- residential developments along the west side of Aldersgate Road and preserve the area shown as Single Family east of the alley. EXISTING LAND USE AND ZONING: The property is two vacant houses currently zoned R-2 Single Family and is .32 acres* in size. The expanded area consists of three house and several vacant lots zoned R-2. The property to the north is vacant land zoned 0-2 Office and Institutional. The land to the east and south consists of houses and vacant land zoned R-2. Camp Aldersgate is located to the southwest on land zoned Open Space south of W. 20th Street. The vacant land across the street to the west is zoned Planned Office Development, while the land zoned POD northwest of the original application area is occupied by two office buildings. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On November 18, 2003 a change was made from Mixed Office Commercial to Service Trades District on the west side of Old Shackleford Road about 8/10 of a mile southwest of the applicant's property to accommodate proposed development. May 6, 2004 ITEM NO.: F (Cont. FILE NO.: LU04-11-01 On March 18, 2003 a change was made from Single Family to Suburban Office on the northeast corner of W. 18th Street and Aldersgate Road across the street to the north of the application property to accommodate proposed development. On September 4, 2001 a change was made from Park 1 Open Space to Multifamily east of W. 24th Street and Junior Deputy Road about 1/3 of a mile southeast of the property in question to accommodate proposed development. On July 17, 2001 a change was made from Single Family and Commercial to Park / Open Space for Birchwood Park about 1 mile northwest of the expanded area to recognize existing conditions. On March 6, 2001 a change was made from Single Family to Office on 1911 John Barrow Road about 1 mile east of the expanded amendment area to accommodate proposed development. The applicant's property is shown as Single Family on the Future Land Use Plan. The neighboring land to the east and south is also shown as Single Family. The land to the southwest is shown as Park / Open Space. The land to the west and north is shown as Suburban Office. MASTER STREET PLAN: Aldersgate Road is shown on the Master Street Plan as a Collector Street and is built to standard on the west side of the street while the east side of the street is built with open drainage and would be subject to half -street improvements. W. 18th Street is a residential street built with open drainage needing half street improvements to conform to design standards for commercial streets. There are no bikeways shown on the Master Street Plan 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 meet any new demands created by development on the applicant's property. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. 2 May 6, 2004 ITEM NO.: F Cont. FILE NO.: LU04-11-01 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 expanded area shown as Single Family contains vacant pieces of property, the Plan has tried to keep the non-residential uses west of Aldersgate Road and north of W. 18th Street. Even when allowing non-residential uses, they were to be designed such that residential uses could be a viable option to the east of the areas shown as Suburban Office. A majority of the houses in the block where the applicant's property is located face Perry and W. 201h Street. However, three houses are located south of the applicant's property along Aldersgate Road. This amendment would further extend non-residential uses in an area south of W. 18th Street east of Aldersgate Road. This amendment area is located in an area of viable single-family development inside the Hicks Interurban Addition. This neighborhood has seen an increase in building permit activity with new single family housing being constructed east of Aldersgate Road, which indicates that this neighborhood is a growing and viable single-family residential area. Twelve building permits for new single-family houses have been issued for the neighborhood in the past four-year period. Although a change to Suburban Office would allow non-residential uses to take place within the frame -work of the PZD review process, the area is characterized with a large amount of vacant land zoned for office uses and shown as Suburban Office on the Future Land Use Plan. While there are vacant lots available for single family housing in the area shown as Single Family, there are also vacant lots available for office development in the area shown as Suburban Office that have not developed. This amendment would create an over -supply of land shown as Suburban Office in this neighborhood. Since the Suburban Office on the east side of Aldersgate Road reflects the land use shown for the west side, this amendment would establish W. 20th Street as the south boundary for development of Suburban Office. This change would also establish the alley behind the applicant's property as the boundary between 3 May 6, 2004 ITEM NO.: F (Cont.) FILE NO.: LU04-11-01 residential and non-residential uses. With this change most of the property in the study area would face non-residential uses with the exception of the northeast corner of Aldersgate and W. 20th Street. Any non-residential development on Perry Street would face residential uses. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Barrow Action Group, Brownwood Terrace Neighborhood Association, John Barrow Neighborhood Association, Neighborhood Connections, Birchwood 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 neutral comment from an area resident. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. This amendment would increase the amount of Suburban Office near an area with a large supply of vacant land shown as Suburban Office. PLANNING COMMISSION ACTION: - (March 25, 2004) The item was placed on the consent agenda for deferral to the May 6, 2004 Planning Commission meeting. A motion was made to wavier the by-laws for a five-day notice to defer prior to the Planning Commission meeting. That motion was made and approved with a vote of 10 ayes, 0 noes, and 1 absent. The item was deferred with a vote of 10 ayes, 0 noes, and 1 absent. PLANNING COMMISSION ACTION: (MAY 6, 2004) Brian Minyard, City Staff, made a brief presentation to the commission. Monte Moore made a presentation of item G so the discussion could coincide with the discussion for item F. See item G for a complete discussion concerning the Short Form Planned Office Development. 4 May 6, 2004 ITEM NO.: F (Cont.) FILE NO.: LU04-11-01 The applicant, Mrs. Sandy Magness made a presentation to the commission and spoke of her property ownership in the area. She acknowledged a need for boundaries on the plan to separate the uses, however felt that when in the neighborhood, the boundary should be at 20th Street instead of 18th Street. Betty Snyder spoke of working to retain the neighborhood corridor in the area. She is opposed to the development and supported the infill housing. Ruth Bell spoke in opposition to the plan. She stated that the neighborhood was fragile and need protection while in a period of regrowth. A motion was made to approve the item as presented. The item was denied with a vote of 0 ayes, 11 noes, and 0 absent. 5