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HomeMy WebLinkAboutBoard of Directors itemsINFORMATION RELATIVE TO PLANNING COMMISSION BUSINESS FOR THE LITTLE ROCK BOARD OF DIRECTORS MEETING ON April 17, 2001 A Land Use Plan Amendment # LU01-18-01 in the Ellis Mountain Planning District for a change from Multi -Family to Office at the southwest corner of Gamble Road and Stacy Lane. ITEM N0.# Planning Staff Recommends: A Planning Commission Recommends: Right -of -Way Issues: N/A Vote: 7 Ayes 1 Noes 2 Absent 1 Abstention A Land Use Plan Amendment # LU01-19-01 in the Chenal Planning District for a change from Multi -Family to Mixed Use at 13000 Chenal Parkway. ITEM N0.# Planning Staff Recommends: Planning Commission Recommends: Right -of -Way Issues: N/A Vote: 9 Ayes 0— Noes 2 Absent 0 Abstention ITEM N0.# Planning Staff Recommends: Planning Commission Recommends: Right -of -Way Issues: Vote: ` Ayes Noes Absent _ Abstention OFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION April 17, 2001 AGENDA Subject Land Use Plan Amendment — Ellis Mountain Planning District — LU01-18-01 — Gamble Road and Stacy Lane P RECOMMENDATION CITIZEN PARTICIPATION BACKGROUND Action 4Ordinance Resolution Approval Information Report Submitted By Cy Carney City Manager Land Use Plan amendment in the Ellis Mountain Plannii District from Office to Multi Family for a residential development. Planning Staff recommends approval. Planning Commission recommended approval on March 8, 2001 (7-1-2-1 in favor). Notices were sent to the following neighborhood associations: Gibraltar/Pt. West/Timber Ridge, Parkway Place Property Owners Association, and Spring Valley Manor Property Owners Association. The area of review is shown as Office on the Future Land Use Plan. All of the property to the north and east of the area is shown as Office. The property south of Lorena Avenue is shown as Single Family. The land west of Farris Street is shown as Multi -Family. A large area is shown as Commercial between Chenal Parkway and Markham Street. The area of review, 1.98± acres, consists of a house built on a large lot zoned R-2 Single Family south of the applicant's property and two apartment buildings zoned Planned Development -Residential built west of the applicant's property. North of the area of review, the property fronting Stacy Lane consists of a house and an office building zoned 0-3 General Office. The neighboring property to the east fronting Gamble BACKGROUND CONTINUED Road consists of a parking lot zoned 0-3 General Office, a detail shop zoned C-3 General Commercial, a house on a lot at the middle of the block zoned R-2 Single Family, and a vacant lot zoned 0-3 General Office on the corner of Lorena Avenue. All of the property south of Lorena Avenue consists of single- family houses built on lots zoned R-2 Single Family. The property west of Farris Street is a large apartment complex zoned MF -18 Multi -Family. Staff believes the change is appropriate. The expansion of Multi -Family will further enhance the buffer to protect the large area to the south shown as Single Family from the intense Commercial uses located on Chenal Parkway. FILE NO.: LU01-18-01 Name: Land Use Plan Amendment - Ellis Mountain Planning District Location: Near the Southwest corner of Gamble Rd. and Stacy Lane. Request: Office to Multi -Family Source: Steve Ficklin PROPOSAL / REQUEST: Land Use Plan amendment in the Ellis Mountain Planning District from Office to Multi -Family. The Multi -Family category accommodates residential development of ten (10) to thirty-six (36) dwelling units per acre. The applicant wishes to build two condominium buildings of four units each on .43± acres of land. Prompted by this Land Use Plan amendment request, the Planning Staff expanded the area of review to include three neighboring properties: two to the west, and one to the south. With these changes, the Multifamily shown west of Farris Street would be extended east toward Gamble Road. EXISTING LAND USE AND ZONING: The applicant's property is currently vacant land zoned R-2 Single Family and is approximately .43+ acres in size. The expanded area of review, 1.98± acres, consists of a house built on a large lot zoned R-2 Single Family south of the applicant's property and two apartment buildings zoned Planned Development - Residential built west of the applicant's property. North of the area of review, the property fronting Stacy Lane consists of a house and an office building zoned 0-3 General Office. The neighboring property to the east fronting Gamble Road consists of a parking lot zoned 0-3 General Office for a detail shop zoned C-3 General Commercial, a house on a lot at the middle of the block zoned R-2 Single Family, and a vacant lot zoned 0-3 General Office on the corner of Lorena Avenue. All of the property south of Lorena Avenue consists of single- family houses built on lots zoned R-2 Single Family. The property west of Farris Street is a large apartment complex zoned MF -18 Multi -Family. FILE NO.: LU01-18-01 (Cont. The most intense uses in the surrounding area consists of an auto -dealership zoned as a Planned Commercial Development and a shopping center zoned C-3 General Commercial between Chenal Parkway and Markham Street. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On February 15, 2000 a change was made from Single Family to Low Density Residential at West Glen Dr. at Gamble Rd. about a 1-� mile south of the applicant's property. On March 2, 1999 various changes were made along the Kanis Rd. corridor about a 1-i! mile south of the applicant's property. On December 151 1998 a change was made from Single Family to Public Institutional at 600 Kirby Rd. about 2/3 of a mile Southwest of the applicant's property. On December 15, 1998 a change was made from Multi -Family to Suburban Office at Kanis Rd. at Pt. West about a 16-� mile south of the applicant's property. On December 15, 1998 a change was made from Office to Commercial and Park/Open Space at Timber Ridge and Chenal Parkway about 1/4 of a mile east of the applicant's property. On December 15, 1998 a change was made from Single Family to Public Institutional at 1 Covenant Dr. about 1 mile west of the applicant's property. On September 17, 1998 a change was made from Public Institutional and Park/Open Space to Commercial near the Northwest corner of the Chenal Parkway and Markham Street intersection about 1/3 of a mile east of the applicant's property. The expanded area of review is shown as Office on the Future Land Use Plan. All of the property to the north and east of the expanded area is shown as Office. The property south of Lorena Avenue is shown as Single Family. The land west of Farris Street is shown as Multi -Family. A large area is shown as Commercial between Chenal Parkway and Markham Street. MASTER STREET PLAN: Gamble Road is shown on the Master Street from Markham Street to Misty bikeways shown on the Master Street PARKS: Street Plan as a Collector Creek Drive. There are no a Plan for Gamble Road. The Park System Master Plan shows existing parkland north of the applicant's property inside the Park/Open Space strip running K, FILE NO.: LU01-18-01 (Cont. along Rock Creek. The existing parkland is along the floodway of Rock Creek. This parkland would not be affected by the proposed amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Residential Development goal listed three action statements relevant to this case. The first action statement states, "Require City Staff to ensure a mix of Single Family and Multi -Family in newly developing areas, allowing the Multi -Family to act as a buffer between Single Family and Office." The second action statement states "Require all rental complexes (multi -family and single-family) and grounds to be maintained in a high-quality manner citywide." The third action statement states, "Develop ordinance for Rock Creek Neighborhood Plan area to limit density/square footage of property wherever multi -family housing is approved." ANALYSIS: The area under review is located south of an expanding office area along Markham Street/Chenal Parkway. Much of the office development in the area provides a transition between the intense commercial developments located on Chenal Parkway and the residential areas located south of Lorena Avenue. Multi - Family developments in this area could create an alternative transition between the commercial developments on Markham Street and the single-family developments south of Lorena Avenue. Currently, Shadow Lake Drive and Lorena Avenue acts as the northern boundary of a stable single-family residential neighborhood. A change to Multi -family would further establish Shadow Lake Drive and Lorena Avenue as a definitive boundary between the single-family neighborhood from the more intense developments to the north. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Gibraltar/Pt. West/Timber Ridge, Parkway Place Property Owners Association, and Spring Valley Manor Property Owners Association. Staff has received one comment from area residents of a neutral nature. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. The expansion of Multi -Family will further enhance extend a buffer to protect the 3 FILE NO.: LU01-18-01 (Cont.) large area to the south shown as Single Family from the intense Commercial uses located on Chenal Parkway. PLANNING COMMISSION ACTION: (MARCH 8, 2001) Matthew Carman raised a question about the notification process. Brian Minyard, City Staff, gave a brief description of the notification process. Planning Commission Vice -Chair, Bill Rector stated that the notices sent conformed to the rules. Brian Minyard, City Staff, made a brief presentation to the commission. Monte Moore made a presentation of item 5, a Planned Development -Residential for this site, so the discussion could coincide with the discussion for item 5.1. See item 5 for a complete discussion concerning the Short Form Planned Development - Residential. Commissioner Rohn Muse asked a question about the area of notification for the Land Use Plan Amendment vs. the requested Zone change. Brian Minyard, City Staff, stated that the notification area for the zoning request was slightly smaller than the area of notification of the Land Use Plan Amendment because of the differences in areas covered by the boundaries for the two items. Joe White spoke on behalf of the applicant and stated that he contacted the neighborhood associations and that he had not heard any negative comments from the neighborhoods. Mr. White gave a brief description of proposed development. Matthew Carman spoke in opposition to the application. Mr. Carman stated that there were no other apartments located on Gamble Road and that the property was designated for office development. Mr. Carmen expressed concerns about current multi- family complexes in the area and worried about construction of future apartments in the area. Commissioner Mizan Rahman asked if Mr. Carman preferred office buildings instead of apartments. Mr. Carman replied that he preferred office developments. A brief discussion took place concerning the height office buildings vs. apartment buildings. A motion was made to approve the item as presented. The item was approved with a vote of 7 ayes, 1 noes, 1 abstention, and 2 absent. In v N SHADOW LAKE �tp9 �aGy o❑❑ o ❑ p LP p baa p a d❑ SF°No Q Q =1 Q a ❑[�qc�Q p gpPCCpa[�Pp � I3a IDEl fl ,r�� bD�pQCDL�fD 0 �] ❑ C� b Q d Q G`�� i QacaA`�o TEJ p1]P Q❑ 4 Q Q nE:i Q ARTHUR Q' L 3 0 q' b C`� ❑ LO ErSEQUIN 0 Q� o Cl o eLdp oo CLQ no o n oC�EX'io❑ nr-l.rq r -L d Plan Amendment ol Ili Ll d L) Case # LUOO-18-01 Gamble Road & Stacy Lane Cr: 42.06 TRS: T1NR13W5 PD: 18 Ward: 5 �r HE - 0 250 500 Feet Item # C1 PCD E PCD v MARKHAM ST o ■ c S MF18 �£� I �, O-3Li RZ 0 PCD C2 DC�QoQ Q p❑GI❑Q0C3El C fl AR E ❑ ❑ C� Cr ° O e3 P C> 00 9 CP Q Q Q Q C] Q o ARTHUR Q° Q ,QodO o :3COD p0� Q<�> ❑ � �y SEQUIN LOp n ©CSdf`�1 ❑ n n Area Zoning ° Q Q Q d"-%;�31-1.1 J a cil El� na aqQ �Q� Ci - dq r Case # LUOO-18-01 Gamble Road & Stacy Lane Cr. 42.06 TRS: T1NR13W5 PD: 18 Waza: 5 0 300 6CG FE Item # ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE ELLIS MOUNTAIN PLANNING DISTRICT FROM OFFICE TO MULTI FAMILY; 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 Office at the southwest corner of Gamble Road and Stacy Lane be amended to Multi Family on the Land Use Plan. 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: Mayor