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HomeMy WebLinkAboutBoard of Directors itemsItem OFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION JULY 21, 1998 AGENDA Subject Action Required Submitted By Land Use Plan Amendment - 40rdinance 18600 Cantrell Road - Resolution LU98-20-02 Approval Information Report Cy Carney — City Manager SYNOPSIS RECOMMENDATION CITIZEN PARTICIPATION BACKGROUND Land Use Plan Amendment - Pinnacle District - 18600 Cantrell Road - LU98-20-02 Planning Staff recommends approval. June 25, 1998, Planning Commission Meeting (6-471 in favor). Notices were sent to the following neighborhood associations: Aberdeen and Johnson Ranch. The request is to change from Single Family to Office and Multi -family. The original application included 95 acres, 10.3 for office, 20.5 for multifamily and 64.2 for single family (which is not shown on the sketch). The area was expanded to the south along both sides of Northridge Road to include approximately 10 additional acres of multi -family. The land is currently vacant forested land. The proposed plan shows a reduction in the acreage of single family. This, however, will be made up with the inclusion of the multi -family component in the plan so that the number of dwelling units will not be less than the amount prior to the change. The area of multi -family was expanded to the south and east to make the line more logical. If not expanded, the single family area on Northridge Road would have been sandwiched between the existing business node to the south and the multi -family to the north. BACKGROUND CONTINUED The Existing Business Node was one of the first to be designated in the city. It was developed prior to annexation with a rural flavor -- not an urban form of development. Some of these businesses operate out of single family houses. Suburban Office would be more in keeping with the existing development of the area because of similar massing, setbacks, etc. that would be addressed in suburban office developments. The change to Office would open the 10 acres up for all office zoning applications. It would be more appropriate to classify the land as Suburban Office to be more compatible to the single family areas. Office can be viewed as a buffer between residential and commercial, but this is not the case. This application places the proposed office area between multi -family and single family. June 25, 1998 ITEM NO.: 6 Name: Location: Reguest : source: FILE NO.: LU98-20-02 Land Use Plan Amendment - Pinnacle District 18600 Cantrell Road Single Family .to Single Family, Office and Multi -Family Ed Willis PROPOSAL / REQUEST: Land Use Plan amendment in the Pinnacle Planning District from Single Family to Single Family, Office and Multi - Family. Single Family Residential provides for single family homes at densities not to exceed 6 dwelling units per acre. office represents services provided directly to consumers (such as legal, financial and medical) as well as general offices that support more basic economic activities. Multi - Family Residential accommodates residential development of ten to 36 dwelling units per acre. The original application included 95 acres, 10.3 for office, 20.5 for multifamily and 64.2 for single family (which is not shown on the sketch). The area was expanded to the south to include approximately 10 additional acres of multi- family. CURRENT LAND USE AND ZONING:. The current property is zoned R-2. Directly to the south is an Existing Business Node with a variety of businesses with PUD's. To the southeast is shown as Office on the Land Use Plan and is zoned 02. Vacant land designated as Multifamily lies to the east across Patrick County Road and is zoned MF18. Single Family, zoned R2, lies to the north, northeast and west of the site. The Immanuel West Church site lies to the southeast at the corner of Patrick County Road and Cantrell and is zoned R2. RECENT AMENDMENTS: April 17, 1997, a change from Existing Business Node to Public Institutional at the northwest corner of Cantrell Road and Patrick County Road and A change from single Family and Existing Business to Suburban Office south of Cantrell Road between Becknell Lane and Chenonceau Boulevard and A change from Single Family and Office to Multi -Family north of Chenonceau Boulevard at Bayonne Drive and A change from Single Family to Park/Open Space for an area north of Chenonceau Boulevard east of Aberdeen Drive. June 25, 1998 ITEM NO.: 6 (Cont.) FILE NO.: LU'98-20-02 November 2, 1993, a change from Multi -family to Off ice for an area along the north side of Ranch Road east of Ranch Boulevard. MASTER STREET PLAN: Cantrell Road is shown as a Principal Arterial on the plan and is a five lane road. Patrick county Road is shown as a collector and currently has open ditches. Northridge and Buzz are two lane roads with open ditches. The unnamed north south collector has yet to be platted or built. It will be in the western portion of the site. BACKGROUND: The land is currently vacant forested land. The proposed plan shows a reduction in the acreage of single family. This, however, will be made up with the inclusion of the multi -family component in the plan so that the number of dwelling units will not be less than the amount prior to the change. The area of multi -family was expanded to the''south and east to make the line more logical. If not expanded, the single family area on Northridge Road would have been sandwiched between the existing business node to the south and the multi -family to the north. The Existing Business Node was one of the first to be designated in the city. It was developed prior to annexation with a rural flavor -- not an urban form of development. Some of these businesses operate out of single family houses. Suburban Office would be more in keeping with the existing development of the area because of similar massing, setbacks, etc. that would be addressed in suburban office developments. The change to Office would open the 10 acres up for all office zoning applications. It would be more appropriate to classify the land as Suburban Office to be more compatible to the single family areas. Office can be viewed as a buffer between residential and commercial, but this is not the case. This application places the proposed office area between multi -family and single family. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Aberdeen and Johnson Ranch. As of this printing, staff has received three questions of a neutral nature. 2 June 25, 1998 ITEM NO.: 6 (Cont.) _ FILE NO.: LU9.8--20-02 STAFF RECOMMENDATIONS: Staff believes that it is appropriate to change the land use plan to Suburban Office and Multi -Family. PLANNING COMMISSION ACTION: (JUNE 25, 1998) Brian Minyard of Planning staff presented the case with the surrounding uses and zoning. Mr. Minyard explained the expansion of the area. Comments were received from neighborhood groups and comments from public. Three telephone calls were of a neutral nature, one of opposition and one for. Staff feels that it is appropriate to change the areas to Multi -Family and Suburban Office. The applicant, Ed Willis, spoke that they had worked with the city and stated that the area would be annexed* into the city. They do not have any immediate plans for the property. He stated that he was not aware of what Suburban Office entailed. Chairman Lichty asked about the annexation question. Jim Lawson stated that this was the first time he had heard of any annexation as discussed. Charles Hicks spoke in opposition to the plan. Major points of opposition are the continued development out Cantrell. Mr. Hicks spoke that he represented the Wilson Trust which lies to the west of the proposed area. If there is going to be a change, Suburban Office is better than Office, but are opposed to the Multi -Family. He continued that the intensity of the use is overwhelming and asked the Commission go slow with the changes. Mr. Lawson asked Mr. Hicks to clarify the ownership of the properties. Discussion followed. Commissioner Adcock asked who provided the plan to Mr. Hicks. He answered that it was the developer. Commissioner Earnest stated that when visiting the site that there was a large number of multi -family land available. Mr. Lawson stated that the approach that we took was "What do you wrap around behind the existing commercial node?" Multifamily acts a buffer between the commercial and Single Family. Chairman Lichty asked why the area immediately west of Patrick County Road was not changed to Multi -Family. Jim Lawson stated that he did not know why it was not further expanded into this area. 3 June 25, 1998 ITEM NO.; G (Cont.) FILE NO.: LU98-20-02 Casper Nehus, a resident of Northridge Road, answered a question concerning property ownership along Patrick County Road. Mr. Willis also spoke as to who owned the property in question. Commissioner Putman asked Mr. Willis to clarify the map. Commissioner Muse asked Mr. Hicks if there was a timeline to the plan. Commissioner Hawn stated that the commission was being nibble to death with development along the street. Mr. Hicks stated that just because there was road frontage along Cantrell did not mean that it has to be non-residential uses. Commissioner Rahman continued the discussion of Suburban Office. Mr. Lawson clarified that the other amendment was the intersection of two five lane roads and this is along Highway 10. This is a different situation. Chairman Lichty asked if there were additional questions from other commissioners. He re -asked his original question of why the multi -family could not be extended to Patrick County Road. Commissioner Rahman asked for a clarification of the distances on the site. Mr. Minyard stated that the north south distance was 1270' and expanded approximately 840' for a total of about 20001. Chairman Lichty asked what the land use category was on the site of Immanuel West Church. Mr. Minyard stated that it was PI - Public Institutional and further answered that the Existing Business Node lay to the west. Chairman Lichty asked Mr. Lawson if we could extend the area to the east at this time. Mr. Lawson stated that we would need to contact the owners, both the church and the residential, before we proceeded. Commissioner Berry asked if it was possible to ask for two different votes, one for suburban office and one for multi- family. The applicant should be asked, stated Jim Lawson. Mr. Willis stated, after lengthy discussion, that this was the uses recommended by the staff and that there was no answer to the question of whether he would want two votes or one. Commissioner Muse asked the question of Mr. Hicks, "Any comments?" Mr. Hicks stated that the applicant was over- reaching in this amendment. They believe that single family is the highest use for this property. Commissioner Putman asked Mr. Hicks to clarify the layout of the land. 4 June 25, 1998 ITEM NO.: 6 (Cont..) _ FILE NO • LU98-20-02 Commissioner Downy stated that a transitional land use is appropriate. We should not have single family abutting commercial, as shown now. Commissioner Earnest asked of Staff, "Is there too much Multi -Family in the area?" Commissioner Rahman made a motion to approve as submitted and was seconded. The item was approve with a vote of 6 ayes, 4 nayes and 1 absent. 5 Vicinity Ma Plan Amendment LU98-20-02 18600 CAN'i RE L ROAD SF TO SF, O,& MF TRS T?N R14W74 PD WARD G Iso ism Item No. 6 II IL 12 -TF R2 i~ 0 U U a t 07 C r a J.lFA � A O O eur d - � aCur ° °• ■° 12 PCO o- CANTRELL ROAD a ❑3 Q p o y 1 a q PCR DZ R A 6 Q n°Ov pd.. as °°o• D ov■°vDnu d t C a a Co 0 pnvP D av n ■ A C7 vo C o p c o P o n ■ Dn h JL2 {` n II �a - a °aa ��E,� O] h o °D°°Oee9 ���v 40 OO •O J O Op a 6 v■p �0e4 v D°■e 4 p b ° 00 vv Pip O °4 O° O V 9 •�Q X2 O G = °a a o •� I Q ' ■ b. b p u AC v ■' 1K: ■ p Vicinity Ma Existing Zoning LU98-20-02 18600 CANTTREM ROAD TRS TTN Ruwu PD WARD 0 MMMMHJ 0 Iso INN Item No. 6 ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE PINNACLE DISTRICT FROM SINGLE FAMILY TO OFFICE AND FOR OTHER PURPOSES. BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK ARKANSAS. SECTION 1. That Single Family at 18600 Cantrell Road be amended to Office and Multi -Family. SECTION 2. That the Land Use Plan be changed from Single Family to Office and Multi -Family on the attached sketch and be changed in the Land Use Narrative. PASSED: ATTEST: City Clerk APPROVED: Mayor