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HomeMy WebLinkAboutminutesJune 7, 2007 ITEM NO.: G FILE NO.: LU07-11-01 Name: Land Use Plan Amendment - 1-430 Planning District Location: The west side of John Barrow, south of Tanya Drive Request: Low Density Residential to Single Family and Neighborhood Commercial Source: Wes Lowder, The Mehlburger Firm, PLLC PROPOSAL / REQUEST: A Land Use Plan amendment in the 1-430 Planning District from Low Density Residential to Single Family and Neighborhood Commercial. Single Family provides for single family homes at densities not to exceed 6 dwelling units per acre. Neighborhood Commercial includes limited small-scale commercial development in close proximity to a neighborhood, providing goods and services for that neighborhood market area. The applicant has applied for a rezoning to Planned Commercial Development to allow the development of a single- family subdivision with 60 residential lots and a commercial strip center fronting John Barrow Road. EXISTING LAND USE AND ZONING: The application site is wooded and undeveloped. It is currently zoned MF -12 and is 34 acres ± in size. North of this site is zoned R-4 for duplexes on Tanya Drive and MF -18 for Parkview Rehabilitation Center, which is a residential center for the elderly. Parkview Rehabilitation Center is directly across John Barrow Road from Parkview High School. The high school is zoned R-2 Single Family District. West of this area is zoned R-2 Single Family and is densely developed with single family homes. To the east of this area is also zoned R-2 Single Family District, but that area has not all been platted. To the south of the application area is zoned Planned Residential Development for three new duplexes and MF -24 for River City Contractors, which is a nonconforming use. The remaining area south of the application is zoned R-3 Single Family and is mostly developed with single-family houses. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: This property is currently shown on the Future Land Use Plan as Low Density Residential. The property fronting John Barrow directly south of this area is planned for Neighborhood Commercial. This area is surrounded by Single Family to the west, south and east. Low Density Residential and Multi Family are planned for the area north of this application. Ordinance 19,562 was passed on July 18, 2006. This ordinance changed an area along the east side of John Barrow Road from 31St to 32nd Street from Single Family to Mixed Use. This change was accompanied by a Planned Zoning District application for a car wash. This ordinance also changed the area along the west side of John Barrow Road from 31St to 32nd Street from Single Family to Public Institutional. The change to Public Institutional was added by staff to recognize existing uses. June 7, 2007 ITEM NO.: G (Cont. FILE NO.: LU07-11-01 Ordinance 18,768 was passed on November 4, 2002. This ordinance changed an area of Single Family along Lehigh Court to Low Density Residential. This amendment was made to recognize the residential along Lehigh Court as over six units per acre, which also includes townhouses. Ordinance 18,558 was passed on September 4, 2001 to change a portion of the Park/Open Space at 24th and Junior Deputy Roads bounded by Romine Road be amended to Low Density Residential. This amendment was made for a possible expansion of the Good Shepard Ecumenical Retirement Center. MASTER STREET PLAN: John Barrow Road is shown as a Minor Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on John Barrow since it is a Minor Arterial. BICYCLE PLAN: A Class II bike route is shown on Tanya Drive. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right of way may be required. PARKS: According to the Master Parks Plan, this area is located within eight blocks of a park or open space. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The applicant's property lies in the area covered by the John Barrow Neighborhood Action Plan. The Housing and Neighborhood Revitalization goal states: "Encourage the development of additional affordable housing in the John Barrow Neighborhood Area." ANALYSIS: This application is a request to change this area from Low Density Residential to Single Family and Neighborhood Commercial. The Neighborhood Commercial would front John 2 June 7, 2007 ITEM NO.: G Cont. FILE NO.: LU07-11-01 Barrow Road and would extend north from the existing Neighborhood Commercial that is already shown on the Future Land Use Plan. The rest of the application area would be dedicated to Single Family housing. Since January 2007, there have only been four permits issued for commercial development in this general area, and these were all for the Shackleford Crossings development. This is a proposed regional commercial center a mile to the west as the 'crow flies' along interstate 430. There have been very few permits issued for commercial development in this area in the past few years, which shows minimal demand for commercial. Also, there are still several sites shown on the Land Use Plan and zoned for commercial uses along John Barrow Road, at the intersection of West 36th Street and John Barrow, and along Kanis Road just east of John Barrow Road. Most of this have been on the Plan for decades and are not yet fully developed. This location is very close to Parkview High School and the City of Little Rock has historically been opposed to commercial use next to a high school. Over the years commercial zoning has been moving north along John Barrow Road from 36th Street. This is creating a 'strip commercial' pattern along John Barrow Road. The City land use policy is not to allow 'strip commercial' along arterials, but rather to encourage commercial in nodes, generally at or near major intersections. Staff wishes to discourage the further commercialization of lands lining John Barrow Road in keeping with the City land use policy. The application site is a large vacant area of Low Density Residential and has been undeveloped for some time. There appears to be a demand for single family construction; permit data shows 34 single family permits issued between January and May 2007. While there is not much Low Density Residential in the vicinity, this site remains undeveloped, although several duplexes were recently built on Ludwig in Single Family with the Conditional Use Permit process. Another large tract of Low Density Residential is vacant to the west of the application area near Aldersgate Road, which Good Shepard owns and plans to develop as part of a retirement community. Depending on the development pattern Low Density Residential can either be grouped together in a large area or scattered throughout a neighborhood. The type of development being constructed in the John Barrow area has been duplex or triplex development. This type of development can be more aesthetically appealing when it is scattered throughout a single family area rather than all grouped together. In addition with this 'scattered' development pattern some of the negative impacts residents are concerned about with 'multi -family' development is less likely. The John Barrow Neighborhood Action Plan has many housing and neighborhood revitalization goals. It states a need to improve overall appearance of the neighborhood with an objective of reviewing design standards for new construction of residential units. There is also an action statement stating that the design of new residential units should be compatible with existing architecture in the area. The application area is surrounded by single-family homes, and area residents have indicated a preference for more single family developed in the area. 3 June 7, 2007 ITEM NO.: G (Cont. NEIGHBORHOOD COMME FILE NO.: LU07-11-01 Notices were sent to the following neighborhood associations Campus Place POA, Twin Lakes A POA, Twin Lakes B POA, John Barrow Neighborhood Association, Kennsington Place POA, and Brownwood Terrace POA. Staff has not received any comments from area residents. STAFF RECOMMENDATIONS: While Staff does not support a change to Neighborhood Commercial, staff believes the change to Single Family is appropriate. PLANNING COMMISSION ACTION: (MAY 24, 2007) Due to having only seven Commissioners present the applicant choose to defer this item to the June 7, 2007 meeting of the Planning Commission. By a vote of 6 for, 0 against, four absent and one vacancy the item was deferred. PLANNING COMMISSION ACTION: (JUNE 7, 2007) Walter Malone, Planning Staff reviewed the existing use pattern in the immediate area. Mr. Malone noted that there was some commercial and office use areas still to be developed at the Kanis and 36th Street intersections with John Barrow, though most of the intersection at Kanis has been developed. Over the last few years there has been some development of new single-family and duplexes in John Barrow. However there has really not been any new commercial development. The most recent in the general area has been at 1-630 and Shackleford which is really designed to be regional retail. Staff is concerned about strip development along John Barrow and commercial close to a school. This development would triple the amount of commercial at a secondary intersection (281h and John Barrow). Staff would recommend the commercial be kept at the Kanis and 36th Street intersections with John Barrow. Staff does support the residential part of the application but not the commercial part. Donna James of the Planning Staff reviewed the Planned Zoning District application related to this Land Use amendment. The Chairman asked the applicant if he would like to speak or to hear the opposition first. He elected to allow the opposition to speak first. Ruth Bell, League of Women Voters, addressed the commission and stated that the League supported the node concept to cluster commercial at major intersections and not to have 'strip commercial' along arterials. She reviewed the use pattern to the north, including a library, high school, church, offices and a nursing facility. She asked that the Commission turn down this application. Wes Lowder, representative of the applicant, reviewed the John Barrow Neighborhood's Plan recommendation for housing. This development will address that need. Mr. Lowder 11 June 7, 2007 ITEM NO.: G (Cont. FILE NO.: LU07-11-01 reviewed the costs of developing the southeast corner — moving a sewer and creek. The group did look at a total single-family development but could not make that work. The costs of development require a small amount of commercial (4 plus acres). Staff has stated that there are several commercial areas available, which have not developed. This developer will provide the commercial that the neighborhood has said they want. Mr. Lowder also described the large open space areas and buffers. Ruth Bell returned to the podium. If the reason for the Commercial is cost of development for the southeast corner, why not move the large open space area to this location and develop the area proposed for open space with homes? Ms. Bell reminded the Commission they are no responsible for making a development financial viable. Commissioner Meyer stated he did not agree with Staff and Ms. Bell. He felt that there was a need for a lot of neighborhood commercial in walking distance, like in the neighborhood he lived. He does not have a problem with commercial on John Barrow and people will not want single family on John Barrow Road. In the discussion it was noted that the uses would be `C-1' Neighborhood Commercial and limited to closing time of 10 PM. Some possible uses were discussed and a partial list of `C- 1' uses was provided by Staff. A motion was made to approve the Land Use Plan Amendment as filed. By a vote of 3 for, 5 against, 1 recusal, 1 absent and 1 vacancy the item failed. 5 a D$ `pyES MF19 N ME e 1 1 C3 C31 G `- w , fig 03 KANI3 GAKS 2 p:. • � r � a u kgN�s p� P D a PDR . n . � 0.33 riawEU Area Vicinity Map Lj U ll ill Case: LU07-11-01 Location: W. Side of John Barrow, S. of Tanya Dr. LDR to SF & NC Ward: 6 PD: 11 CT: 24.04 0 435 870 Feet TRS: TIN R13W11 C R4 q � R 03 }.. � o z x 23110 4 MF12R4 D+41gljE •�.A •--- --- .. ry`iI 24TH �R:. F1 sLDR to SF`a LDR to NC R 5 z5t,l J { 6. SSS R2 K E SING VE ANT 2 Fi177GE1i$^ 2aTH`^" ryr - OS s PDR P R 2 w MF2 r rt x S�RREf w `� VANDERSIhr ! • .U' [ - 30TH .. LARTM STH 3sr'O� :31ST ,... q.►F G R3 w ho Rai p fi d 1 Ft31 1 u, '. ¢ - 1 i- .- 1 35TF! Area Vicinity Map Lj U ll ill Case: LU07-11-01 Location: W. 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