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Home My WebLink AboutStaff Report_MinutesFILE NO.: LU99-03-01 Name: Land Use Plan Amendment - West Little Rock Planning District Location: 2300 Andover Court Request: Multi Family to Office Source: Ted Bailey, Moses Nosari & Tucker PROPOSAL / REQUEST: Land Use Plan amendment in the West Little Rock Planning District from Multi Family (MF) to Office (0). The Office represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant desires to develop the property for general office use. EXISTING LAND USE AND ZONING: The property is currently zoned MF -18 and is approximately 1.8+ acres in size. The site in question is currently a vacant lot located on the west side of Andover Court to the south of Cantrell Road. The location is in a hilly area surrounded by a mix of various land uses. The Pavilion in the Park sits in the C-3 zone to the north on the southwest corner of Cantrell Road and Andover Court. To the south of the site are condominiums in a PUD zone while the patio homes occupy property designated PRD to the southeast. Across the street to the east is a retirement condominium designated PRD. The neighboring property to the west of the site is Reservoir Park, which occupies an R-2 residential zone. FILE NO.: LU99-03-01 (Cont.) FUTURE LAND USE PLAN AND RECENT On November 18, 1997, a change was made from Single -Family to Suburban Office at the intersection of Indian Trail and Manney Road northeast of Cantrell Road and from Office and Multi -Family (MF) to Public Institutional on Delray Street. On August 18, 1994, a Multi -Family area was expanded southward on Reservoir Road toward Grassy Flat Creek. On August 12, 1990, a Single -Family land use area was changed to expand a Multi -Family located west of Reservoir Road on Sanford Drive. The property in the proposed land use plan area sits in an area of Multi -Family. The property to the north is in a Commercial land use area at the southwest corner of the Andover Court and Cantrell Road intersection. The area to the south of Andover Court is Multi -Family. Across the street to the east is Commercial. The land use area to the west is Parks/Open Space. MASTER STREET PLAN: Andover Court is a cul-de-sac. The Master Street Plan designates Andover Court as a neighborhood street. Currently Andover Court exists with a curb and gutter, but no sidewalk. Andover is accessed from Cantrell Road to the north, which is shown as a principal arterial. Cantrell Road is currently a four -lane state highway. The plan does not indicate changes to the street network in this neighborhood. PARK SYSTEM MASTER PLAN: Reservoir Park lies next to the property in question along the west property line. The Master Parks Plan Map does indicate the property containing the reservoir itself as a proposed addition to the parkland open to the public. The area surrounding the applicant's property is totally developed and the change to office would be limited to this site. The most recent office development occurred on Cantrell Road west of Pavilion in the Park. Across the street to the east is the site of a new retirement community. The applicant's property cuts into a hill 2 FILE NO.: LU99-03-01 (Cont. resulting in slopes at both ends of the property. Multi family land uses cover most of the property on Andover Court. Although more office use is consistent with the use pattern, the site plan review process is necessary to protect the near by residential uses and park. Andover Court is the only route of access to the applicant's property and neighboring properties. RECOGNIZED NEIGHBORHOOD ACTION PLAN: This site occupies an area not covered by a neighborhood action plan. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Andover Square Residence Association, Apache Crime Watch, Briarwood Neighborhood Association, Evergreen Neighborhood Association, Leawood Neighborhood Association, Meriwether Neighborhood Association, Normandy -Sharron Property Owners Association, McMillen Trail, Overlook Property Owners Association, Robinwood Property Owners Association, South Normandy Property Owners Association, and the Heights Neighborhood Association. Staff has not received comments regarding this notice. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. PLANNING COMMISSION ACTION: (JULY 22, 1999) Mr. Brian Minyard, Planner II, made the staff presentation. Mr. Rett Tucker, the applicant, stated that an office building would be less intrusive to the area than an apartment building. The parking requirements of an apartment building would add more traffic to the area than an office building would. Millie Hanson, a property owner in the Andover Square Condominiums, expressed concerns about the application. Ms. Hanson expressed concerns that without any type of design controls, she feared that an office building would intrude into a residential area and threaten property 3 FILE NO.: LU99-03-0`1 (Cont.) values. She wants the site plan review process on this project and expressed concerns about drainage from neighboring property. Ms. Hanson is also concerned about the lack of a buffer between any neighboring office development and her Andover property and of any potential retaining wall, that would effect the value of the property. If concerns of the association are addressed in a site plan review process, then the Andover Owners Association would not be opposed to a quiet office next door. Commissioner Hugh Earnest asked Ms. Hanson if the Andover property owners would be less opposed to a land use plan change to office if the site plan review process addressed the concerns of the neighborhood association. Ms. Hanson replied that would be true. In past experiences, developers had not kept promises to the association. Commissioner Faust asked if Ms. Hanson was representing the Andover Property Owners Association. Ms. Hanson stated that she represented both the association and herself. Commissioner Adcock asked asked Mr. Giles if the owners of the neighboring property might be held legally responsible for any damage caused to the property inside the Andover property. Mr. Giles replied that the City of Little Rock has an ordinance requiring drainage review in the site plan process to prevent damage to neighboring properties. Commissioner Adcock asked Mr. Giles if the owners of the neighboring property could be held legally responsible if damage occurred to the property inside the Andover property owners association. Mr. Giles stated that according to Arkansas State law, a downstream property owner holds the right to protection from flooding caused by upstream property owners. Commissioner Hawn stated that even if the land use is not changed, the property in question is still a potential construction site for apartments by right of use and the drainage issues would be the same. Commissioner Hawn stated that no matter what the owners build on the property, the concerns would remain the same. Commissioner Hawn made a motion to approve the application as submitted. The motion was made for approval of the item as presented and was approved with a vote of l0ayes, 0 nays and 1 absent. 4 O \\ i -7 y u 1-0 Plan Amendment Case # LU990301 N " Andover Ct. MFtoO&C CT: 22.03 y!; TRS: TZNR13W26 0 300 600 Feet PD: 3 Vicinity Map Ward: 4 Item# 1 ❑❑ Li L �, i� E? , J , - J `i MFS �F �D Ij Je - z, Plan Amendment Case # LU990301 N " Andover Ct. MFtoO&C CT: 22.03 y!; TRS: TZNR13W26 0 300 600 Feet PD: 3 Vicinity Map Ward: 4 Item# 1 ❑❑ Li L �, i� E? , J - J `i MFS �F �D Ij Je - z, MF L:SF - IDS Q SJ r �IMF7 - - _D. j Plan Amendment Case # LU990301 N " Andover Ct. MFtoO&C CT: 22.03 y!; TRS: TZNR13W26 0 300 600 Feet PD: 3 Vicinity Map Ward: 4 Item# 1 �D z, MF IDS Plan Amendment Case # LU990301 N " Andover Ct. MFtoO&C CT: 22.03 y!; TRS: TZNR13W26 0 300 600 Feet PD: 3 Vicinity Map Ward: 4 Item# 1 IN =R4 p ?' Y- ,N Existing Zoning Case # LU99030I N Andover Ct. CL 22.03 TRS: T2NR13W26 0 300 600 Feet PD: 3 Vicinity Map �.. Ward 4 Item 9 1 � r _ C1 = -, R2 >r O II 11 o F -I t R5 - c �- Fit `02 ,Q3 Existing Zoning Case # LU99030I N Andover Ct. CL 22.03 TRS: T2NR13W26 0 300 600 Feet PD: 3 Vicinity Map �.. Ward 4 Item 9 1 � r _ C1 = -, R2 o t R5 Existing Zoning Case # LU99030I N Andover Ct. CL 22.03 TRS: T2NR13W26 0 300 600 Feet PD: 3 Vicinity Map �.. Ward 4 Item 9 1 R2 ,Q3 x� 73 Existing Zoning Case # LU99030I N Andover Ct. CL 22.03 TRS: T2NR13W26 0 300 600 Feet PD: 3 Vicinity Map �.. Ward 4 Item 9 1