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HomeMy WebLinkAboutminutes - withdrawalSeptember 29, 2005 ITEM NO.: A FILE NO.: LU05-20-04 Name: Land Use Plan Amendment - Pinnacle Planning District Location: Northwest Corner of Pinnacle Valley and County Farm Roads Request: Single Family to Suburban Office Source: Gene Ludwig, White-Daters, Inc PROPOSAL / REQUEST: Land Use Plan amendment in the Pinnacle Planning District from Single Family to Suburban Office. The Suburban Office category provides for 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. Staff is not expanding the application since the land Use Plan in this area was reviewed within the last two months. EXISTING LAND USE AND ZONING: The property is located in the city's extraterritorial zoning jurisdiction, undeveloped, zoned AF (Agriculture and Forestry District), and is 4 acres t in size. R-2 (Single Family District) and AF land represents a majority of the land zoned around this property, and is developed with several single family homes and ranches on large, rural, lots. Less than a mile north on Pinnacle Valley Road at the intersection of Beck Road is an area zoned C-1 that was a law office but is now a burned out structure. Further north is a more dense housing pattern consisting of several single family homes fronting Pinnacle Valley Road near the entrance to Maumelle Park on R-2 land. West of Maumelle Park and adjacent to the Arkansas River is an area of land zoned C-3 (General Commercial District) and MF -12 (Multifamily District) for the Little Rock Yacht Club. Immediately south of the property is a single family home with a CUP (Conditional Use Permit) for operation of a guest house. About a half mile southeast of the property and on the opposite side of the Little Maumelle River is land shown as R-5 (Urban residence District) developing with large lot single family homes surrounded by land mostly vacant R-2 zoned land. Immediately southwest of the property is undeveloped land zoned R-2 followed by OS (Open Space District) representing the Little Maumelle River floodway and additional AF lands. Also southwest of the property is a recently constructed group of fourplexes zoned PRD (Planned Residential Development). West and northwest of the property lies a large amount AF and R-2 lightly developed with several farms, ranches, and homes on large lots. September 29, 2005 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: LU05-20-04 FUTURE LAND USE PLAN AND RECENT AMENDMENTS: No Land Use Plan amendments have been approved within the last five years within a 1 -mile radius of the application area. Recently (January 20, 2005) the applicant's property was the subject of a Land Use Plan amendment encompassing a larger land area for a change from Single Family to Mixed Use. That application was denied at the January 20, 2005 Planning Commission Hearing. The applicant's property is located in an area shown as Single Family at the intersection of pinnacle Valley Road and County Farm Road and is surrounded by land shown as Single Family with an area shown as Park/Open Space immediately west of the property recognizing the Little Maumelle River and its floodway. Northwest of the property is a small area shown as Commercial at the Northwest corner of Beck and Pinnacle Valley Roads. MASTER STREET PLAN: Pinnacle Valley Road is shown as a Minor Arterial on the Master Street Plan and County Farm Road is shown as a Collector. 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 and the primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Pinnacle Valley Road has special design standards north of County Farm Road that call for a 32 foot wide paved area that includes two traffic lanes and two six foot shoulders. Also required area two foot green shoulders and with a ten foot utility corridor and open drainage ditches. These streets will require dedication of right-of-way and will require street improvements. The intersection of Pinnacle Valley and County Farm Roads is currently a 90 degree intersection. Any improvements to the intersection should enhance the through movement of Pinnacle Valley Road. A Class III bikeway is shown on Pinnacle Valley Road and County Farm Road. A Class III Bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. PARKS: Less than a mile north of the property is the Corps of Engineers Maumelle Park. Maumelle Park is 100 acres t in size and located on the banks of the Arkansas 2 September 29, 2005 SUBDIVISION ITEM NO.: A FILE NO.: LU05-20-04 River. Also nearby is Pinnacle Mountain State Park which attracts many visitors daily. The City and County jointly operate the lightly developed Two Rivers Park approximately two and a half miles east of the application. The level topography and rurally developed land in the area has made this area a popular for bicyclists whose destinations are these parks and the rural countryside. Less than a quarter mile north of this property is a proposed Sports Complex that has been approved by the Planning Commission. This sports complex would be a private sports facility. The decision has been appealed to the Board of Directors by local residents. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. ANALYSIS: The area is in the city's extraterritorial planning jurisdiction and generally characterized by a scattering of single family homes on large lots and an abundance of undeveloped land and pasture land. This land was part of a Land Use Plan amendment in January of 2005. That application (LU05-20-01) was requesting a change from Single Family to Mixed use and represented approximately 35 acres in the area. This application is of smaller size (5 acres t) and less intense use. That first proposal would have potentially allowed commercial, office, and multifamily development on the property. The new application will only allow for the office component and only allow for it in a much smaller location. Staff has concerns about the potential problems associated with addition of an office use to an area were city sewer service is not available. With this area being about five acres in size and not adjacent to the city limits annexation is not immanent. Any sewer for an Office use would require a septic system. The septic requirement could keep development at the intersection at a minimum. If annexed in the future, the area could support more intense uses city sewer service could be a possibility However, even if the Little Maumelle Sewer Treatment Plant is built nearby it is would be hard to provide service to the north side of the Little Maumelle River because it would require pumping and crossing the river. 9 September 29, 2005 SUBDIVISION ITEM NO.: A (Cont. FILE NO.: LU05-20-04 The property in question is low in elevation and is located in the 100 year flood plain for both the Little Maumelle and Arkansas Rivers. FEMA's Flood Insurance Rate Maps Map indicate that this property is in the Al2 Flood Zone which characterize the area as an "area of 100 -year flood, base flood elevations, and flood hazards are determined." The Future Land Use Plan has shown the property and surrounding property as Single Family and Park Open Space mainly to recognize existing conditions and partially because of the elevated flood risk for the area. The Little Maumelle River floodplain extends west of Pinnacle Valley Road all the way to the Little Maumelle River. Approximately one quarter mile west of the County Farm and Pinnacle Valley Road intersection is out of the floodplain. A change to Suburban Office in this area could result in dense and higher dollar value development, increasing the amount of monetary property damage in the event of a flood. A change to the Suburban Office category would require a review of the development on this property through the PZD (Planned Zoning District) process which could minimize effects to neighboring properties, assure scale and massing that would be compatible with adjacent properties, and address potential floodplain issues. The area surrounding the property has an abundance of park acreage. Combined the Corps of Engineers Maumelle Park, and the city and county Two Rivers Park contain almost 370 acres of parkland. Furthermore, about three miles northwest of the site is Pinnacle Mountain State Park, approximately 2000 acres in size. The rural character and collection of large parks in the area attracts numerous visitors to the area for recreational activities. This property is adjacent to a popular recreational bicycle loop that accesses Pinnacle Mountain State Park via Pinnacle Valley Road. Addition of increased use intensity at the intersection could lead to increased traffic potentially harming bicycles on the Pinnacle Valley Road bicycle route. This change could also spur an expansion of higher intensity uses which might create a decline in the area's rural and park- like nature. Southwest and south of the property, and on the opposite side of the Little Maumelle River, areas shown as Single Family and Low Density Residential have been developing with single family homes, higher density homes, and several fourplexes. Primarily the development has been occurring on Rummel Road and near Pinnacle Valley Road. These developments have all been on the south of the railroad tracks and on the opposite side of the Little Maumelle River. Part of the reason for the development southwest of the property is because of the difficulty of running sewer lines across the railroad and river. In the west Little Rock higher intensity areas are shown at improved Arterial intersections or adjacent to Arterials. In this case Pinnacle Valley Road and County Farm Road are unimproved Minor Arterials and Collectors, respectively. 4 September 29, 2005 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: LU05-20-04 With this property being cornered by a minor arterial on two sides it is consistent with its placement. In order for this to be a fully functional area of high intensity uses, road improvements would be necessary, including increased turning radii at the intersection. Currently Pulaski County is in the final planning stages of improving and realigning the Pinnacle Valley Road Cantrell Road intersection. Preliminary designs have been developed to improve Pinnacle Valley Road north from Cantrell to the City Limits but no funding is currently available for the road improvements beyond those at the intersection. These improvements may be a catalyst for development along Pinnacle Valley Road. At the present time the Pinnacle Valley area is developed in a rural fashion. Addition of Suburban Office to the area could result in denser development not compatible with adjacent land uses. Most importantly the Suburban Office category could allow for office complexes that are focused on a regional market, not a local market. Since Pinnacle Valley Road has special design standards north of County Farm Road any type of intensification in the area might not be appropriate. The Suburban Office category could increase non -local vehicles in the area and create unnecessary traffic which could reduce the rural quality of the area. use in the area should be in keeping with the rural and recreational nature of the general vicinity. Introduction of new uses with their differing traffic patterns and other needs would add demands to the area which it may not be able to meet or handle. NEIGHBORHOOD COMMENT Notices were sent to the following neighborhood associations: Walton Heights- Candlewood Neighborhood Association and River Valley Property Owners Association. Staff has received two comments from area residents. None are in support of the application. STAFF RECOMMENDATIONS: Staff believes the change not appropriate because intensification of the area is premature and infrastructure in the area is lacking. PLANNING COMMISSION ACTION: (APRIL 14, 2005) The item was placed on the consent agenda for deferral. A motion was made to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes and 0 absent. 5 September 29, 2005 SUBDIVISION ITEM NO.: A STAFF-UPDATE- The TAFFUPDATE: FILE NO.: LU05-20-04 The applicant has revised his site plan which has resulted in a different location of a proposed office complex. The new location places the office uses further from the intersection of County Farm and Pinnacle Valley Roads resulting in a larger area (approximately 24 acres) proposed for change to Suburban Office. Staff still has concerns that a Suburban Office designation may not be in character with the surrounding rural area. A change to Suburban Office could result in construction of more intense office uses or office parks at this site. The floodplain issues and sewer issues still remain, and Staff does see how adding additional area as suburban office will resolve any of those issues. Additional area being shown as Suburban Office could increase the amount of developed and paved area at the location possibly increasing runoff to adjacent properties or the Little Maumelle River. Showing additional Suburban Office at the intersection could result in requests for more office zoning resulting in additional area traffic, additional businesses utilizing septic systems, and greater non- residential use. While the current zoning proposal is for one office on a small part the area, the Land Use change is for a large area which could result in more development in the future. Staff still believes that the change is not appropriate because the new proposal would add the potential for additional office uses in a rural area. PLANNING COMMISSION ACTION: (MAY 26, 2005) Brian Minyard, City Staff, made a brief presentation to the commission. Donna James made a presentation of item E.1 so the discussion could coincide with the discussion for item E. Gene Ludwig, the applicant spoke in favor of the zoning application and stated that his zoning application was more important to him than the Future Land Use Plan application. He continued that he did not care if the land use plan was changed. Several citizens and neighbors spoke in opposition to the zoning application. See item E.1 for a complete discussion concerning the Ludwig Long Form Planned Office Development. A motion to defer item E and E.1 to the July 7, 2005 meeting and was approved with a vote of 9 ayes, 2 noes, and 0 absent. C. September 29, 2005 SUBDIVISION ITEM NO.: A Cont. FILE NO.: LU05-20-04 STAFF-UPDATE- Before TAFFUPDATE: Before the last hearing, the site plan was revised resulting in the office building being in the center of the POD. The new site plan did not match the proposed area proposed for a land use plan change. As a result, the applicant has changed this application to request the entirety of the POD be changed to Suburban Office. Staff still believes the change is not appropriate. PLANNING COMMISSION ACTION: (JULY 7, 2005) Brian Minyard, City Staff, made a brief presentation to the commission. Donna James made a presentation of item C.1 so the discussion could coincide with the discussion for item C. See item C.1 for a complete discussion concerning the Ludwig Complex Long Form Planned Office Development. Fight speakers spoke concerning the zoning action, but none referenced the Future Land Use Plan. A motion was made to defer item C and C.1 to the August 18, 2005 meeting and was approved with a vote of 9 ayes, 2 noes, and 0 absent. AFF UPDATE: The applicant has not contacted staff regarding the application. The land use application remains unchanged. Staff is requesting deferral to the September 29, 2005 hearing to resolve issues with the zoning application. PLANNING COMMISSION ACTION- (AUGUST 18, 2005) The item was placed on the consent agenda for deferral to the September 29, 2005 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant has not contacted staff regarding the application. The land use application remains unchanged. Staff is requesting deferral to the November 10, 2005 hearing. M November 10, 2005 SUBDIVISION ITEM NO.: A Cont. FILE NO.: LU05-20-04 PLANNING COMMISSION ACTION. (SEPTEMBER 29, 2005) The item was placed on the consent agenda for deferral to the November 10, 2005 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant has not contacted staff regarding the application. The land use application remains unchanged. Due to the inactivity on the part of the applicant Staff is requesting the item be withdrawn without prejudice. 0 Vicinity Map PLAN AMENDMENT N Case: LU05-20-04 SF TO SO Location: NORTHWEST CORNER OF PINNACLE VALLEY ROAD AND COUNTY FARM ROAD OUT OF CITY LIMITS PD: 20 0 625 1,250 Feet CT: 42.05 TRS: T2NR13W7 A PIP A ZC]NIN Case: LU05-20-04 N Location: NORTHWEST CORNER OF PINNACLE VALLEY ROAD AND COUNTY FARM ROAD OUT OF CITY LIMITS PD: 20 0 600 1,200 Feet CT: 42.05 TRS: T2NR13W7 November 10, 2005 SUBDIVISION ITEM NO.: A. (Cont.-)- FILE NO.: LU05-20-04 PLANNING COMMISSION ACTION: (SEPTEMBER 29, 2005) The item was placed on the consent agenda for deferral to the November 10, 2005 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant has not contacted staff regarding the application. The land use application remains unchanged. Due to the inactivity on the part of the applicant Staff is requesting the item be withdrawn without prejudice. PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005) The item was placed on the consent agenda for withdrawal. By a vote of 9 for, 0 against and 2 absent the consent agenda was approved.