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Home My WebLink AboutminutesJanuary 29, 2004 ITEM NO.: 8 FILE NO.: LU04-09-01 Name: Land Use Plan Amendment - 1-630 Planning District Location: 3503 W. Capitol Avenue RegUest: Single Family to Suburban Office Source: Sharon Dempsey, Robert Palmer PROPOSAL / REQUEST: Land Use Plan amendment in the 1-630 Planning District from Single Family to Suburban Office. The Suburban Office category shall provide 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 convert a house into an office for a security company. Staff is not expanding the application since the application is in an area where the Plan has been review recently. EXISTING LAND USE AND ZONING: The property is a house currently zoned R-3 Single Family and is about. 15 acres ± in size. The property to the north consists of two duplexes zoned R-4 Two Family while the remainder of the surrounding property is houses located on land zoned R-3. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On July 17, 2001 a change was made from Single. Family to Park / Open Space at Stephens Park about 3/ of a mile south of the application area to recognize existing conditions. On April 20, 1999 a change was made from Single Family to Public Institutional in the 1700 block of Pine Street about 3/ of a mile south of the property in question to recognize existing conditions. On April 20, 1999 a change was made from Single Family to Mixed Use along both sides of W. 12th Street from Woodrow Street to Oak Street about a 1/2 mile south of the study area to recognize existing conditions. On April 20, 1999 a change was made from Single Family to Mixed Use on W. 11th Street at Elm Street about a'/2 mile southwest of the area in question to recognize existing conditions. January 29, 2004 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: LU04-09-01 On April 20, 1999 a change was made from Single Family to Mixed Use on W. 12th Street at Elm Street about 2/3 of a mile southwest of the applicant's property to recognize existing conditions. On April 20, 1999 a change was made from Single Family to Mixed Use on Pine Street at W. 18th Street about 3/ of a mile southwest of the application area to recognize existing conditions. The applicant's property is shown as Single Family on the Future Land Use Plan. All of the surrounding property neighboring the applicant's property is shown as Single Family on the Future Land Use Plan. MASTER STREET PLAN: Capitol Avenue is shown on the Master Street Plan as a Collector Street and is built to standard. Valmar Street is a standard residential street and is built to standard. There are no Bikeways shown that would be affected by this amendment. The applicant's property is located two blocks west.of Lamar Porter baseball field and within an eight block walking distance of the Woodruff Elementary School. The Little Rock Parks and Recreation Master Plan of 2001 includes public school property, such as the Woodruff Elementary School located on the northwest corner Booker and W. 7th Street next to Lamar Porter Field as an element in the eight -block strategy of providing park and open space facilities within eight blocks of all residents of the City of Little Rock. HISTORIC DISTRICTS: The applicant's property is not located in a historic district that would be affected by this amendment. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Woodruff Neighborhood Area Plan (Capitol View / Stifft Station). The Community Preservation goal listed an objective of preserving housing stock in the neighborhood. The Community Preservation goal also listed an action statement of enacting a "No Net Loss" 6 January 29, 2004 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: LU04-09-01 policy in the neighborhood that is no net loss of housing units due to changes in the land use plan. This action would result in the loss of property available for housing. "TA 0/_1A'k,.464 The applicant's property is located in a stable neighborhood. Although two churches are located on Valentine Street, they are located in buildings built on a mass and scale compatible with existing surroundings suitable to serve the needs of the neighborhood. Churches are also treated as Public Institutional uses similar to schools, which are often located, near the center of residential neighborhoods away from more intense uses that would normally locate on or near arterial streets at the edge of a neighborhood. However, not every religious institution is or needs to be shown as Public Institutional. The change to Suburban Office would introduce no.n-residential uses into an area physically separated from non-residential uses. A change to Suburban Office at this location could introduce future uses that would draw people into the neighborhood and serve a larger market area. The -areas shown as Office along the north side of Markham Street between University Avenue and Pine Street are more suitable, and provide property available for redevelopment, for Office developments than the isolated location of the applicant's property. A change to Suburban Office would also reduce the amount of land shown as Single Family and reduce the amount of housing stock available in the neighborhood. The removal of housing stock at the location may reduce the residential viability of neighboring housing stock. Any non-residential development of this site needs to be compatible with the adjacent residential properties. The current Suburban Office category would allow non-residential development to take place at this location under the PZD process. The development of the property should be minimized in size dimensions and avoid the mass and bulk typical oftlevelopments that are incompatible with neighboring residential uses. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Capitol View Stifft Station Neighborhood Association, Curran -Conway Neighborhood Association, Forest Hills Neighborhood Association, Goodwill Neighborhood Association, Hope Neighborhood Association, Love Neighborhood Association, Midway Neighborhood Association, Oak Forest Neighborhood Association, Pine to 3 January 29, 2004 SUBDIVISION ITEM NO.: 8 (Cont.) _FILE NO.: LU04-09-01 Woodrow Neighborhood Association, S. O. A. Neighborhood Association, Stephens Area Faith Neighborhood Association, War Memorial Neighborhood Association, Oak Forest Acorn, Oak Forest Initiative, Central High Neighborhood Association, Wright Avenue Neighborhood Association, Cedar Hill Terrace Property Owners Association, and Hillcrest Residents Neighborhood Association. Staff has not received comments from area residents or Neighborhood Associations at the time of this writing concerning this change. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. This change would introduce an isolated area of non-residential uses in an area surrounded by Single Family. PLANNING COMMISSION ACTION: (JANUARY 29, 2004) Brian Minyard, City Staff, made a brief presentation to the Commission. Donna James made a presentation of item 8.1 so the discussion could coincide with the discussion for item 8. See item 8.1 for a complete discussion concerning the Short Form Planned Development - Office. Sharon Dempsey made a presentation to the commission in support of the item. She stated that her office would be an asset to the neighborhood and that the house is still functional as a single-family house with the kitchen intact. Herb Hawn, Capitol View Stiff Station Neighborhood Association, spoke in opposition to the amendment and the zoning change. He spoke of CDBG investments and the CDC building three homes in the area that have enhanced the neighborhood. Stewart Yancey spoke in opposition to the amendment and the zoning change. He rehabs residential property in the area and finds a business in that location to be inappropriate. He spoke of available commercial space in the neighborhood. Ruth Bell, League of Women Voters, spoke that this neighborhood is on the upgrade and that this is an inappropriate use. 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. 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