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HomeMy WebLinkAboutboard of directors itemsItem OFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION AUGUST 18,1998 AGENDA Subject Land Use Plan Amendment — I-430 District — LU98-11-02 Action Required 40rdinance Resolution Approval Information Report Submitted By Cy Carney City Manager SYNOPSIS Amendment to the Land Use Plan from Mixed Office Commercial to Multi Family. RECOMMENDATION Planning Staff recommends denial. This item was denied with a vote of 4 ayes, 7 nays and 0 absent. CITIZEN July 23, 1998 Planning Commission Meeting. Notification sent PARTICIPATION to John Barrow, Brownwood Terrace and Twin Lake `B" Neighborhood Associations. BACKGROUND The property is currently zoned R2 and shown as Mixed Office Commercial on the Land Use Plan. To the north is a medical rental store with a POD in Mixed Office Commercial. Further to the north is a "halfway" house in 03 and Multi -Family classification. Further to the north is an apartment complex with R5 zoning and Multi -Family classification. This Multi -Family Land Use area surrounds the Mixed Office Commercial on three sides. A tract to the northeast has just been rezoned MF18 within the existing Multi -Family classification for a retirement center. Westerly and southerly, there are MF12 apartments within the same Multi -Family Land Use Classification. To the east, across John Barrow Road extending to the north, there is 01 zoning within Office Land Use classification. Across John Barrow and to the south, there are four single family houses which area is zoned R2 and depicted as Single Family on the Land Use Plan. The site is 10 acres ±. The site is currently undeveloped and wooded. BACKGROUND CONTINUED STAFF UPDATE The John Barrow Neighborhood Area Plan, adopted in June of 1996, does not support any additional multi -family in the neighborhood. Previously, the Planning Department Staff had supported the change to Multi -Family based on the premise that the subtraction of residential caused by the recent action at 36th and John Barrow could be offset with the additional of residential units at this location. Based on the strong opinion of the neighborhood and Commission that a change to Multi Family is not appropriate as well as the existing office use in the area, Staff would now recommend no change. ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE I-430 DISTRICT FROM MIXED OFFICE COMMERCIAL TO MULTI FAMILY; AND FOR OTHER PURPOSES. BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS. SECTION 1. That Mixed Office Commercial at 2100 John Barrow Road be amended to Multi Family on the Land Use Plan. SECTION 2. That the Land Use Plan be changed from Mixed Office Commercial to Multifamily on the attached sketch and be changed in the Land Use Narrative. PASSED: ATTEST: APPROVED: City Clerk Mayor July 23, 1998 ITEM NO.: J FILE NO.: LU98-11-02 Name: Land Use Plan Amendment - I-430 District Location: 2100 block of John Barrow Road Request: Mixed Office Commercial to Multi Family Source: Maurey Mitchell - Rector Phillips Morse PROPOSAL I REOUEST: A Land Use Plan amendment in the I-430 Planning District from Mixed Office Commercial to Multi Family. Multi Family accommodates residential development of ten to thirty-six dwelling units per acre. CURRENT LAND ❑SE AND ZONING: The property is currently zoned R2 and shown as Mixed office Commercial on the Land Use Plan. To the north is a medical rental store with a POD in Mixed Office Commercial. Further to the north is a "halfway" house in 03 and Multi -Family classification. Further to the north is an apartment. complex with R5 zoning and Multi -Family classification. This Multi -Family Land Use area surrounds the -.Mixed Office Commercial on three sides. A tract to the northeast has just be rezoned MF18 within the existing Multi -Family classification for a retirement center. Westerly and southerly, there are MF12 apartments within the same Multi - Family Land Use Classification. To the east, across John Barrow Road extending to the north, there is 01 zoning within Office Land Use classification. Across John Barrow and to the south, there are four single family houses which area zoned R2 and depicted as Single Family on the Land Use Plan. The site is 10 acres f. RECENT AMENDMENTS: June 16, 1998, a proposed change from Single Family to Mixed Office Commercial in the 3900 Block of John Barrow Road will be heard. June 18, 1996, adoption by resolution of the John Barrow Neighborhood Area Plan with multiple changes including changing this site. from Multi -family to Mixed Office Commercial. MASTER STREET PLAN• John Barrow is shown as a Minor Arterial on the plan and is built to a five lane width. July 23, 1998 SUBDIVISION ITEM NO.: J (Cont.) FILE NO.: LU98-11-02 BACKGROUND: The site is currently undeveloped and wooded. As mentioned above, the recent amendment in the 3900 block of John Barrow removed potential housing areas from the neighborhood. With this previous subtraction of potential residential units, it is justifiable to add potential residential dwelling units in this area. In addition, properties on three sides of this parcel are currently built and zoned either multi- family and office on both the zoning and land use plan, so the change would not have an adverse effect on surrounding uses proposed on the Land Use Plan. The John Barrow Neighborhood Area Plan, adopted in June of 1996, does not support any additional multi -family in the neighborhood. As stated in the Chapter 4 - Policy Plan, "The Steering Committee recommends the implementation of the following major initiatives necessary to protect and nurture the vitality of the neighborhood. "No additional multi- family or apartments in the area, The John Barrow Neighborhood area already has more than enough." The plan also states that there is a need for additional dwelling units in the area: 1) To create housing opportunities for low and moderate income persons by becoming a Community Development Corporation (CDC), and 2) To enhance housing opportunities for seniors in the area. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: John Barrow, Brownwood Terrace and Twin Lakes "B". As of this printing, staff has not received any comments from the neighborhood. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. PLANNING COMMISSION ACTION: (JUNE 25, 1998) This item was on consent agenda for deferral until the July 23, 1998 meeting. The consent agenda was approved by a vote of 10 ayes, 0 nayes and 1 absent. PLANNING COMMISSION ACTION: (JULY 23, 1998) Brian Minyard of Staff presented the item and stated the Staff felt that the change of the Land Use Plan was appropriate. PA July 23, 1998 SUBDIVISION ITEM NO.: J (Cont.) FILE NO.: LU98--11-02 Maury Mitchell of Rector Phillips Morse, representative for Marcie Reichstadt, presented the case for change and gave the Commission handouts. He stated that the proposed zoning of MF -18 would allow 168 units and that their proposed development was 144 units, with building coverage of about 23% with security on site and spoke of additional amenities. Muskie Harris, of Sober Living, located at 4201 John Barrow, spoke in favor of the amendment and improvements in the community. Dana Carney of Staff asked of the commission if the discussion was to be separated between Land Use and Zoning issues. Chairman Lichty responded that the discussion would be limited to Land Use during this item. Commissioner Adcock asked Mr. Harris when the last neighborhood meeting was and where he was located in relation to the site. Mr. Chip Tripplet, the developer, spoke in reference to the meeting with the John Barrow Neighborhood Association. He stated that a major topic of the meeting was traffic generation. In opposition to the change, Carol Rudd, the vice president of the John Barrow Neighborhood Association, spoke. She stated that the traffic was a concern of the neighborhood association. She further stated that the neighborhood association had desired that development be Multi (Mixed) Office Commercial. There is abundant multi family in the area. Chairman Lichty asked of staff to explain what would be allowed in MOC. Jim Lawson clarified that if the plan would be changed, it would not be contingent on this particular development. We would not go back and change it to MOC if this development does not go through. Walter Malone explained that any use that would be in 0-1, 0-2 or 0-3 would be allowable by right in the MOC. Any development that had commercial uses with the office would go though a Planned Development. This development could be one large office building with no site plan review. If there were a mix of commercial, there would be Site Plan Review. Chairman Lichty stated that an office or commercial or a mix of the two could produce more traffic than the Multi -family. Mr. George Brown, of the John Barrow Association and member of the Plan committee, restated that the neighborhood did not want any more apartments. He spoke of the traffic concerns in and around Labette Drive. 3 July 23, 1998 SUBDIVISION ITEM NO.: J Cont. FILE NO.: LU98-11-02 Mr. Bob Minick stated that he was representing his father and neighbors. His father lives in one of the houses that are across the street in the 2600 block. He spoke in opposition to the plan as a landowner and a realtor. Commissioner Adcock asked Staff if the Land Use Plan and the Neighborhood Action Plan shows Mixed Office Commercial. Mr. Lawson stated that it was correct. Commissioner Adcock continued to ask if someone could explain the rationale of office creating more traffic that multi -family? Bob Turner, of Public Works, stated that there was uncertainty because of unknown factors of the mixed office commercial. Commercial has the potential to generate traffic throughout the day. Typically, multi -family generates traffic at a morning and evening rush with a lull in the mid day. This would be two different types of traffic. She then asked Mr. Tripplet, if he was the developer or owner. She asked for his Little Rock address, if he was going to be an absentee landowner and his schedule to visit the property. Commissioner Muse asked Carol Rudd to approach the podium. He restated the staff write-up concerning housing. He asked of Ms. Rudd the status of forming a CDC. She stated that the CDC has not been formed at this time. She is not opposed to all multi -family and spoke of additional land available that is already zoned for multi -family. Commissioner Earnest spoke of the directive by the Board of Directors to uphold the neighborhood plans. Jim Lawson spoke concerning the adaptability of a plan. Discussion followed concerning neighborhood plans, the history of the John Barrow Plan and uses allowable in MOC. Chip Tripplet stated that he started working with Rector Phillips Morse two years ago and looked at sites already zoned Multi -family. The first site they found was in Sherwood and has started construction on it. The site at Leander, which is zoned Multi Family is full of rocks and will be cost prohibitive to develop it. Commissioner Downing spoke about duties of the Commission. Maury Mitchell spoke of the meetings with the neighborhood and of previous plans. Commissioner Muse asked Mr. Tripplet if the units were going to be fair market price. Mr. Tripplet responded that they are going to be tax credit properties, 10% below market price. Commissioner Muse then asked Ms. Rudd if she had comments. She stated that she does have one hundred Section 8 units and did not feel that additional units in her area were competition to her. She continued to state that the 4 July 23, 1998 SUBDIVISION ITEM NO.: J (Cont.) FILE NO.: LU98-11-02 vote was close and that there was standing opposition to this since it was started. The deferral was a result of the opposition. Commissioner Berry spoke of polices of the Board concerning housing. Commissioner Downing spoke concerning, the directives of the Board concerning neighborhood plans. The motion was made by Commissioner Hawn for approval as submitted. 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