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HomeMy WebLinkAboutStaff Report Minutes GraphicsFILE NO.: LU07-01-01 Name: Land Use Plan Amendment - River Mountain Planning District Location: Pine Mountain Subdivision Request: To add the requirement that the entire subdivision be modified for a change in zoning Source: Staff PROPOSAL / REQUEST: Land Use Plan amendment in the River Mountain Planning District to require the entire subdivision along Pine Mountain be included for any change. EXISTING LAND USE AND ZONI The Pine Mountain Subdivision is developed with single family houses and is zoned R-2 Single Family. West and adjacent is a Planned Development—Office for an animal hospital. East and adjacent is a Planned Commercial Development for a landscape survey company and a shopping center with a large self storage facility behind it. To the north is vacant and zoned MF -12 Multi Family District. South of Cantrell Road and Pinnacle Valley is zoned R-2 Single Family District for single family residences. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On April 19, 2005, the Plan was changed from Suburban Office and Transition to Mixed Use north of Cantrell Road, west of Taylor Loop Road, approximately half a mile to the west. This change was to accommodate future development of the area. On November 9, 2004, the Plan was changed from Suburban Office to Mixed Use and Public Institutional. This change was made south of Cantrell Road near Rodney Parham Road over a mile to the east of the application area. The requested change was to allow for future development. On April 6, 2004, the Plan was changed from Transition to Commercial northwest of the Taylor Loop and Cantrell intersection. The requested change was made for future developments. On October 7, 2003, the Plan was changed from Transition to Mixed Office Commercial at the southwest corner of Sam Peck Road and Cantrell Road. The change was to allow for future development. FILE NO.: LU07-01-01 (Cont On August 19, 2003, the Plan was changed from Transition to Commercial to the east of this application site for future development. On February 18, 2003, multiple changes were made to the Plan. To the west, changes from Transition to Suburban Office, Single Family and Commercial were made. To the east changes from Transition to Office, Low Density Residential, Single Family and Public Institutional were made. These changes were made to more accurately reflect existing and likely future development patterns for the area. The amendment area is shown as Transition and Single Family on the Future Land Use Plan. To the north is Single Family. To the west is Pinnacle Valley Road and a strip of Park/Open Space on the western side of that road. To the east of the amendment area is more Transition and Commercial. South of the amendment area on the south side of Cantrell Road is planned for Transition and Park/Open Space. MASTER STREET PLAN: Pine Mountain Road is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Pinnacle Valley Road is shown as a Minor Arterial on the Master Street Plan. 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. Cantrell Road is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. These streets may require dedication of right-of-way and may require street improvements BICYCLE PLAN: There are no bike routes in the immediate vicinity according to the Master Street Plan bicycle section. PARKS: According to the Master Parks Plan, the northern portion of the Pine Mountain Subdivision is not within eight blocks of a park or open space. The rest of the area is within eight blocks of Taylor Loop open space. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The River Mountain Neighborhood Action Plan covers the Pine Mountain Subdivision, but the Plan does not address this specific topic. E FILE NO.: LU07-01-01 (Cont. ANALYSIS The Pine Mountain subdivision has been in place for many years and is largely still owner occupied single-family houses. The homes on Pine Mountain Road are subject to a Bill of Assurance, which states that the land uses should be restricted to single- family homes. These homeowners and residents wish to remain in their residences without other lots in the subdivision being converted one at a time to non-residential uses. A similar designation is in place in east Little Rock in the areas surrounding the Little Rock Airport. Those properties were included in a Land Use Plan amendment as part of the East of 1-30 study. The ordinance stated that the areas around the Little Rock Airport would ultimately be Light Industrial but the changes had to be made at least at the block level. The idea was to keep these neighborhoods from being piece- mealed apart. This designation has allowed the residents in east Little Rock to stay in their current locations without industrial uses next door, until the airport or another future developer chooses to redevelop the entire block. The Pine Mountain Subdivision has seen development pressure building to the east and west. To the west of the subdivision is a Planned Development—Office for an animal hospital. Immediately east of this subdivision are two Planned Commercial Developments for a landscape survey company and a shopping center with a large self - storage facility behind it. There have also been two recent zoning applications for areas within the Pine Mountain Subdivision. The neighborhood has been very opposed to both of these applications. In April 2006, the Planning Commission approved a Conditional Use Permit for 4 Pine Mountain Road to allow an ambulance substation. In March 2007, the Planning Commission denied a request for a short form Planned Development—Office for an office -appraisal company. According to the Planning Commission minute record from March 1, 2007, "Staff suggested the Commission consider recommending an amendment to the Land use Plan to create an all or nothing classification which would not piecemeal the subdivision but require all the area to change at one time or remain residential." At that same meeting, it was recorded that "the neighborhood wanted to be maintained as a single unit until such time the entire neighborhood was transitioned or change to a non-residential use." On March 16, 2007, the Planning and Development office received a formal request from the Pinnacle Valley Neighborhood Association for a Land Use Plan Amendment for the Pine Mountain Subdivision to protect the current residents and homeowners from the piece-mealing of the neighborhood. Staff contacted all of the property owners for this subdivision asking for input regarding this amendment and received only positive responses in favor of an amendment. Of sixteen properties in this subdivision, eight responded in favor and eight did not respond at all. Two of the parcels that did not respond are actually right of way owned by Pulaski County. Because of this response, Staff decided to move forward with this application. The Pine Mountain Subdivision is shown as Transition on the Future Land Use Plan with the northern most lot shown as Single Family. The current category of Transition is "a land use plan designation that provides for an orderly transition between residential 3 FILE NO.: LU07-01-01 (Cont. uses and other more intense uses. Transition was established to deal with areas which contain zoned residential uses and nonconforming nonresidential uses." In areas shown as Transition, a Planned Zoning Development is required if the use is to be anything other than Single Family. The definition of Transition states, "Uses that may be considered are low-density multi family residential and office uses if the proposals are compatible with quality of life in nearby residential areas." The proposed amendment would leave the Pine Mountain Subdivision as Transition and Single Family on the Future Land Use Plan, but it would stipulate that zoning changes may only be made at the subdivision level. This area of Transition is somewhat different than other areas shown as Transition on the Future Land Use Plan because this area is so small, well defined and totally developed with smaller lot single-family houses. Any change in this neighborhood would most likely impact the existing residents because this area is so compact. While other areas of Transition along Highway 10 may be undeveloped, this area has been developed as single-family homes for years. Also, while most Transition has frontage on an arterial, this area has no such frontage. Pine Mountain Road is shown as a Local Street on the Master Street Plan. Pine Mountain Road is extremely narrow, does not have curbs or gutters, and is not built to Master Street Plan design standards. The road is a cul-de-sac, and any development along it would likely impact all of the residents either by additional traffic in front of their houses, the proximity to non-residential uses or more congestion at the intersection of Pine Mountain and Pinnacle Valley Road. The current road works for residential uses, but probably would not work well with non-residential uses. As the surrounding areas of Pinnacle Valley and Cantrell Roads have improved, Pine Mountain Road has remained a quiet residential street. Non-residential uses would most likely change the traffic patterns on Pine Mountain Road. Changes in use to more intense residential or non- residential would likely also introduce larger vehicles. In addition, a change to more intense use would likely mean demolition and construction of new 'improvements.' While temporary, these activities would also impact an area that is currently totally developed. This area is shown on the Future Land Use Plan as Transition. The city still believes the ultimate use of this area is likely to become more intense residential or non- residential, but if and when it transitions, it would be more appropriate to change the whole area at one time. This would allow a more uniform development with less curb cuts and better planning to develop rather than the more haphazard lot by lot residential. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Pinnacle Valley, Secluded Hills, Westbury and Pankey. STAFF RECOMMENDATIONS. Staff believes the change is appropriate. 51 NO.: LU07-01-01 (Cont. PLANNING COMMISSION ACTION: (JUNE 7, 2007) The item was placed on consent agenda for approval. By a vote of 9 for, 0 against, 1 absent and one vacancy the consent agenda was approved. 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