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HomeMy WebLinkAboutBoard of Directors itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION OCTOBER 21, 2008 AGENDA Subject LU08-20-02 Land Use Plan Amendment in the Pinnacle District from Low Density Residential to Multifamily Submitted By: Planning & Development Action Required I Approved By � Ordinance Resolution Approval Information Report Bruce Moore SYNOPSIS Amended the Land Use Plan in the Pinnacle District from Low Density Residential to Multifamily at the western terminus of Valley Ranch Drive, west of Patrick Country Road FISCAL IMPACT None determined RECOMMENDATION Staff recommends approval. The Planning Commission recommends by a vote of 9 for and 0 against. CITIZEN Notices were sent to the Aberdeen Court and Maywood PARTICIPATION Manor Neighborhood Associations. The Planning Commission held public hearing on August 21, 2008 and October 2, 2008 to hear commends and concerns. BACKGROUND This application is proposing to amend approximately 40 acres of Low Density Residential currently shown on the Future Land Use Plan to Multi Family. The application is located in west Little Rock at the present terminus of Valley Ranch Drive west of Patrick Country Road. Over the last few years, Valley Ranch Drive has been developing into an office park. This amendment area was just modified on the Future Land Use Plan in April 2008 to include more Office and this Low Density Residential. A change from Single Family to Low Density Residential BACKGROUND CONTINUED and Office was approved by the Board of Directors on April 1, 2008. The same applicant is now applying for a rezoning from R-2 Single Family to MF -18 Multi Family District. North of the existing office park is still mostly vacant and undeveloped and is shown as Low Density Residential on the Future Land Use Plan. While there are several hundred acres of undeveloped Single Family shown on the Land Use Plan north of this area, there is not as much undeveloped Multi Family shown on the plan in this area. While the single family development market has been slowing, there has been a new upswing in demand for multi family developments. Traditionally, multi family developments are used as a sort of step down in intensity between single family developments and non residential developments. This was the original intent of the Low Density Residential section in this area. Multi Family, while more intense than Low Density Residential, could still act as this buffer for the future single family developments north of this area. Staff feels this amendment would be appropriate because the Multi Family could provide a buffer between the existing Office to the south and the Single Family to the north. The land immediately north of this application site is still zoned R-2 single family and shown as Single Family on the Future Land Use Plan. The proposed Multi Family area would protect future Single Family developments while providing other housing options besides just Single Family for this area. FA ILE NO.: LU08-20-02 Name: Land Use Plan Amendment - Pinnacle Planning District Location: The present terminus of Valley Ranch Drive, west of Patrick Country Road ft guest: Low Density Residential to Multi Family Source: Mr. Ed Willis, FC Grass Farms Partnership ROPOSAL / REQUEST: Land Use Plan amendment in the Pinnacle Planning District from Low Density Residential to Multi Family. Multi Family accommodates residential development of ten to thirty-six dwelling units per acre. Staff is not expanding the application since the land Use Plan in this area was reviewed approximately seven months ago. EXISTING LAND USE AND ZONING: The property is currently zoned R-2 Single Family and is 40 acres ± in size. The R-2 Single Family District extends both north, east and west of this amendment area and is largely undeveloped and wooded. Immediately south of the amendment area is zoned 0-3 General Office District and has a medical office and vacant land. Southeast of this area is zoned MF -18 for a multi family development and Planned Development Residential for a partially developed attached single family development. Further south, along Cantrell, is zoned for six different Planned Commercial Developments for a liquor store, an auto shop, and a few offices. Some of the frontage on Cantrell is still zoned R-2 Single Family and is occupied by single family residences. E LAND USE PLAN AND RECENT AMENDMENTS: This area is shown as Low Density Residential on the Future Land Use Plan. Single Family extends north, west and east of this application site. As Valley Ranch Drive heads south, the plan changes from Single Family to Office and then to Business Node along Cantrell. The northwest corner of Patrick Country Road and Cantrell Road is shown as Public Institutional. The northwest corner of Valley Ranch and Cantrell is shown as Suburban Office. Business Node is shown on the plan along Cantrell Road between Valley Ranch Road and Patrick Country Road. Ordinance 19941 was passed on April 1, 2008. This amendment changed this current amendment area from Single Family to Low Density Residential and Office to accommodate the expansion of the existing office park. FILE NO.: LU08-20-02 (Cont. Ordinance 19292 on April 5, 2005 changed multiple areas in this region. South of Hwy 300 at Hwy 10 was changed from Public Institutional to Single Family and Low Density Residential. At the intersection of Highway 300 and Cantrell, an area was changed from Public Institutional, Neighborhood Commercial, and Single Family to Suburban Office under this ordinance. On Chenonceau, an area was changed from Mixed Office Commercial to Commercial. On Ranch Boulevard, one area was changed from Single Family to Public Institutional and another area was changed from Mixed Office Commercial to Commercial. The property at 5800 Ranch Drive was changed from Mixed Office Commercial to Office. At the northeast corner of Katillus and Cantrell an area was changed from Transition to Suburban Office. Further south on Katillus was changed from Transition to Single Family. All four corners at the intersection of Chenal and Cantrell were changed from Park/Open Space strips along the road to Commercial. South of Cantrell on Chenal was changed from Park/Open Space to Single Family. At the northeast corner of the intersection of Highway 300 and Cantrell a change was made from Single Family to Office. These amendments were part of a review of the Highway 10/Cantrell Corridor as requested by the Little Rock Board of Directors to better reflect the future development pattern along Highway 10. Ordinance 19053 on February 17, 2004 at the intersection of Chenal and Cantrell and the surrounding areas made multiple changes. Most of the changes were to promote this intersection for future commercial uses. MASTER STREET PLAN: Valley Ranch Drive is shown as a Local Street on the Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. This street may require dedication of right-of- way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: A Class II bikeway is shown along Cantrell Road according to the Master Street Plan bicycle section. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right of way may be required. PARKS: According to the Master Parks Plan, this area is not located within eight blocks of a city park or open space. 2 FILE NO.: LU08-20-02 (Cont. 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: This application is proposing to amend approximately 40 acres of Low Density Residential currently shown on the Future Land Use Plan to Multi Family. The application is located in west Little Rock at the present terminus of Valley Ranch Drive west of Patrick Country Road. Over the last few years, Valley Ranch Drive has been developing into an office park. This amendment area was just modified on the Future Land Use Plan in April 2008 to include more Office and this Low Density Residential. A change from Single Family to Low Density Residential and Office was approved by the Board of Directors on April 1, 2008. The same applicant is now applying for a rezoning from R-2 Single Family to MF -18 Multi Family District. North of the existing office park is still mostly vacant and undeveloped and is shown as Low Density Residential on the Future Land Use Plan. While there are several hundred acres of undeveloped Single Family shown on the Land Use Plan north of this area, there is not as much undeveloped Multi Family shown on the plan in this area. While the single family development market has been slowing, there has been a new upswing in demand for multi family developments. Traditionally, multi family developments are used as a sort of step down in intensity between single family developments and non residential developments. This was the original intent of the Low Density Residential section in this area. Multi Family, while more intense than Low Density Residential, could still act as this buffer for the future single family developments north of this area. Staff feels this amendment would be appropriate because the Multi Family could provide a buffer between the existing Office to the south and the Single Family to the north. The land immediately north of this application site is still zoned R-2 single family and shown as Single Family on the Future Land Use Plan. The proposed Multi Family area would protect future Single Family developments while providing other housing options besides just Single Family for this area. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Aberdeen Court and Maywood Manor. Staff has received no comments from area residents. 9 FILE NO.: LU08-20-02 (Cont. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. PLANNING COMMISSION ACTION: (AUGUST 21, 2008) Walter Malone of planning Staff reviewed the request and the surrounding use pattern. Staff believes that multi -family can provide the same transition of use as the Low Density Residential was intended to serve. There is continuing demand for multifamily and much of the areas proposed and zoned for that use to the east and some to the west have been developed. Commissioner Adcock asked is there had been any studies to see how much more need there was. Mr. Malone indicated he was not aware of any studies of that nature. There was discussion about that being a 'market' driven issue and that companies would do studies of their own to assure there was a need. Commissioner Yates asked what the intensity change was. Mr. Malone indicated approximately a dozen units per acre. For a complete minute record see item 3.1: Z -8301-A. The applicant presented some information. Mr. Gary Garrett representing the property owner to the west asked that the Commission not change the Land Use plan. He reminded the Commission the area had just be changed to Low Density Residential and asked that this not be changed. He reviewed the Staff anaylsis for that application (six months ago) and stated that nothing has changed in the last six months to justify a change. He asked that the Commission 'stick' with the Plan. There was additional discussion about the related zoning. Mr. Joe White, representing the applicant returned and indicated that the applicant was willing to modify the zoning request to MF -12 with a 100 -foot buffer along the west. Mr. Malone was asked if this would require a Plan amendment. He indicated that Staff does not usually require a Plan change from Low Density Residential for an MF -12 zoning request. With this the applicant requested the Land Use Plan Amendment be withdrawn. By a vote of 10 for 0 against the item was approved for withdrawal. STAFF UPDATE: After the hearing on August 21, several points were made about the definitions of Low Density Residential and MF -12. Because of the stated density in the Land Use category and that in the zoning classification, Staff believes that it would be appropriate to amend the Land Use Plan when a rezoning is to a density greater than that stated in the Land Use classification. Even though the Land Use Plan is supposed to be general in nature and used only as a guide for making zoning decisions, there should be a decision made as to whether a change is Ct FILE NO.: LU08-20-02 (Cont. appropriate in this case. For this reason Staff is bringing the Land Use Plan amendment back to the Planning Commission for a decision by the Commission on the appropriateness of changing the Land Use Plan from Low Density Residential to Multifamily. Staff recommended approval at the August 21, 2008 hearing of the change from Low Density Residential to Multifamily. Staff continues to recommend approval of the Land Use Plan amendment. PLANNING COMMISSION ACTION: (OCTOBER 2, 2008) Walter Malone, Planning Staff explained that after further review staff now believes that the Commission should take action on this item. Mr. Malone reminded the Commission that Staff supported the change and some of the reasons for that support. He also reminded the Commission of the related zoning request and that the Commission had approved the MF -12 zoning request. Mr. Joe White representing the applicant reminded the Commission of the approved zoning and indicated he would respond after any opposed spoke. Mr. Gary Garrett representing the property owner to the west reminded the Commission that they had just changed the area to Low Density Residential. The reasons for this change have not changed — a good buffer, more housing options. No information has been given as to why a change in density should be granted. The application changed at the last meeting from MF -18 to MF -12 as the right use. This land has changed from R-2 to Low Density Residential (LDR) to Multifamily to MF -18 to MF -12; the applicant is just trying to maximize their return on their land. While they should be able to make money, the effect on others should be considered. Multi -family 18 by definition should abut a Collector or Arterial Street, not future streets that do not exist now. Nothing has changed since the City changed the Plan to LDR. Are we going to make a change every few months on this property? Lets look at the land when the roads are in and there is a 'real' project and design. Mr. White returned to speak. At the last meeting the applicant reduced the zoning from MF -18 to MF -12 and added a one hundred foot buffer along the west boundary. This is not spot land use; it is classic design with commercial and office at the intersection then multifamily and followed by single-family use. Valley Ranch Drive is a Collector even though not shown on the Master Street Plan and will extend along this application area. MF -6 and Mf -12 is Low Density Residential while MF18 and MF -24 is Multifamily. Low Density Residential should be defined to go to 12 units per acre. The applicant intends to be a good neighborhood with the owner to the west. 5 FILE NO.: LU08-20-02 (Cont. There were some questions about - the definitions and what would happen if the Land Use failed since the zoning had been approved. Cindy Dawson, City Attorney indicated the zoning would move forward. A motion was made to approve the Plan change to Multifamily. By a vote of 9 for 0 against and one abstention the request was approved. ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE PINNACLE PLANNING DISTRICT (LU08-20-02) FROM LOW DENSITY RESIDENTIAL TO MULTIFAMILY; AND FOR OTHER PURPOSES. WHEREAS, as the Little Rock Planning Commission believes it appropriate to amend the plan. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS. SECTION 1. That the Low Density Residential at the western terminus of Valley Ranch Drive, west of Patrick Country Road be amended to Multifamily. SECTION 2. That the ordinance shall take effect and be in full force from and after its passage and approval. PASSED: ATTEST: City Clerk APPROVED AS TO FORM: City Attorney APPROVED: Mayor Vicinity Map Land Use Plan Amendment Case: LU08-20-02 Location: North of Valley Ranch and West Side of Patrick Country Rd LDR to MF Ward: 5 PD: 20 0 150300 600 Feet CT: 42.05 TRS: T2N R14W14 P SF %P d 16 F, P a O Uj o ... �, SO vP ..o z ®= CZZ 0 o MOC 0 �9 Q5 y .mop E C OD Vicinity Map Land Use Plan Amendment Case: LU08-20-02 Location: North of Valley Ranch and West Side of Patrick Country Rd LDR to MF Ward: 5 PD: 20 0 150300 600 Feet CT: 42.05 TRS: T2N R14W14 Area Vicinity Map f-dUlllll Case: LU08-20-02 Location: North of Valley Ranch and West Side of Patrick Country Rd LDR to MF Ward: 5 PD: 20 0 150300 600 Feet CT: 42.05 TRS: T2N R14W14 ® Y i PDR n 06 01 ,y C=I 01 ,Qy LJ L7 p U z R k] h P ® ® GC R2 FAQ U D P C3 PCD ft P , PC •R aq Area Vicinity Map f-dUlllll Case: LU08-20-02 Location: North of Valley Ranch and West Side of Patrick Country Rd LDR to MF Ward: 5 PD: 20 0 150300 600 Feet CT: 42.05 TRS: T2N R14W14