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HomeMy WebLinkAboutboard of directors itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION March 18, 2003 AGENDA Subject Action Required Submitted By Land Use Plan Amendment — gOrdinance I-430 Planning District - Resolution LU03-11-01 at Aldersgate Approval Road and 18th Street Information Report Bruce Moore City Manager SYNOPSIS Land Use Plan amendment in the I-430 Planning District from Single Family to Suburban Office for future office development. FISCAL IMPACT N/A RECOMMENDATION Planning Staff recommends approval. Planning Commission recommended approval on February 20, 2003 (10-0-1 in favor). CITIZEN Notices were sent to the following neighborhood associations: PARTICIPATION Campus Place Property Owners Association, Kensington Place Property Owners Association, Pennbrook/Clover Hill Place Property Owners Association, Twin Lakes "A" Neighborhood Association, Twin Lakes "B" Special Improvement District, Twin Lakes "B" Property Owners Association, Westbrook Neighborhood Association, Birchwood Neighborhood Association, and John Barrow Neighborhood Association BACKGROUND The Planning Staff expanded the area of review to include area to the north between the applicant's property and the area currently shown as Suburban Office. With this change, the entirety of the Single Family between Aldersgate Road and Perry Street north of W. 18th Street would be changed to Suburban Office. The applicant's property has remained undeveloped while the new residential development has occurred south of W. 181h Street. The development that has occurred in the area neighboring the applicant's property is to the west and is developed with non-residential uses. This expansion and change would establish W. 18th Street as a BACKGROUND CONTINUED boundary between the non-residential and residential uses located on the east side of Aldersgate Road. A change to Suburban Office would also afford protection of the integrity of neighboring Single Family uses through the use of Planned Zoning Districts, which would limit the impact of new office development. The property is vacant land zoned R-2 Single Family and is approximately 1.94+ acres in size. The land to the north, east, and south is zoned R-2 Single Family and is occupied by houses. Further to the north is a vacant fifty -foot strip of land zoned OS Open Space between the R-2 zoned houses to the north of the applicant's property and the land zoned 0-2 Office and Institutional, occupied by two office buildings. One lot to the northeast is zoned R -7A for a manufactured home. The land to the west across Aldersgate Road is zoned Planned Office Development for two office buildings. The applicant's property is shown as Single Family on the Future Land Use Plan. All of the land to the north, east, and south is shown as Single Family while the land to the west across Aldersgate Road is shown as Suburban Office. About a block north of the applicant's property, north of the neighboring residences, the land is shown as Suburban Office. FILE NO.: LU03-11-01 Name: Land Use Plan Amendment - 1-430 Planning District Location: Aldersgate Rd. at 18th St. Reguest: Single Family to Office Source: Matthew Finley, Finley & Company PROPOSAL / REQUEST: A Land Use Plan amendment in the 1-430 Planning District is for a change from Single Family to Office. The Office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices, which support more basic economic activities. The applicant wishes to develop the property for office uses. EXISTING LAND USE AND ZONING: The property is vacant land zoned R-2 Single Family and is approximately 1.94+ acres in size. The land to the north, east, and south is zoned R-2 Single Family and is occupied by houses. Further to the north is a vacant fifty -foot strip of land zoned OS Open Space between the R-2 zoned houses to the north of the applicant's property and the land zoned 0-2 Office and Institutional, occupied by two office buildings. One lot to the northeast is zoned R -7A for a manufactured home. The land to the west across Aldersgate Road is zoned Planned Office Development for two office buildings. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On November 4, 2002 a change was made from Office to Commercial on John Barrow Road north of Kanis Road about 1 mile northeast of the study area to reflect existing conditions. On September 4, 2001 a change was made from Park/Open Space to Multi - Family at 24th Street and Junior Deputy Road about % of a mile to the southeast of the applicant's property to accommodate new multi -family residential development. On July 17, 2001 a change was made from Single Family and Commercial to Park/Open Space on Birchwood Drive about 1 mile northwest of the application area to reflect existing conditions. On March 6, 2001 a change was made from Single Family to Office at 1911 John Barrow Road about 1 mile east of the application area to accommodate a proposed office development. FILE NO.: LU03-11-01 (Cont. On September 19, 2000 a change was made from Single Family to Office at 2109 John Barrow Road about 1 mile east of the study area to accommodate a proposed office development. The applicant's property is shown as Single Family on the Future Land Use Plan. All of the land to the north, east, and south is shown as Single Family while the land to the west across Aldersgate Road is shown as Suburban Office. About a block north of the applicant's property, north of the neighboring residences, the land is shown as Suburban Office. MASTER STREET PLAN: Aldersgate Road is a two-lane street with open drainage and is shown as a Collector Street on the Master Street Plan and would require improvements in order to conform to design standards. West 18th and Perry Streets are residential streets with open drainage that need improvements to conform to design standards for standard residential streets. There are no bikeways shown in the Master Street Plan that would be affected by this amendment. PARKS: The Little Rock Parks and Recreation Master Plan of 2001 shows that the applicant's property lies in a service deficit area. Adequate park facilities would need to be developed in order to meet any new demands created by development on the applicant's property. HISTORIC DISTRICTS: There are no historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The applicant's property lies in an area covered by the John Barrow Neighborhood Area Plan. The business and commercial development goal contains the objectives of attracting job -generating businesses to the area and encouragement of land assembly guidelines for construction of new business and commercial facilities. ANALYSIS: This application would place an intense use in an area, which is surrounded on three sides by less intense uses. Although the area shown as Single Family contains vacant pieces of property, new housing is being constructed in this neighborhood. The Plan has tried to keep the non-residential uses west of Aldersgate Road. Even when allowing these non-residential uses, they were to 2 FILE NO.: LU03-11-01 be designed such that residential could be a viable option on the east side of Aldersgate. The Office use along Kanis Road includes an open space strip as a boundary or barrier to further non-residential use along the east side of Aldersgate Road. This amendment would extend non-residential use in a residential area that is currently buffered from more intense land uses. In addition, this amendment area is located in an area of revitalizing single-family development. The property in question is located in the Hicks Interurban Addition, a neighborhood that has seen an increase in building permit activity within the past five years. Thirteen building permits for new single-family houses have been issued for the neighborhood within the past five years. Four of those permits were issued in 2001, while five were issued during 2002. The trend of increasing building permits for single family housing east of Aldersgate Road indicates that this neighborhood is a growing and viable single-family residential area. This amendment would introduce a use that is incompatible with the current trend of single-family residential development in the area. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Campus Place Property Owners Association, Kensington Place Property Owners Association, Pennbrook/Clover Hill Place Property Owners Association, Twin Lakes "A" Neighborhood Association, Twin Lakes "B" Special Improvement District, Twin Lakes "B" Prop. Owners Association, Westbrook Neighborhood Association, Birchwood Neighborhood Association, and John Barrow Neighborhood Association. Staff has received has not received any comments from area residents or Neighborhood Associations at this time. STAFF RECOMMENDATIONS: Staff believes the change not appropriate. This amendment would introduce a non-residential use in an area of increasing single-family residential development. PLANNING COMMISSION ACTION: (JANUARY 9, 2003) The item was placed on the consent agenda for deferral to the February 20, 2003 Planning Commission meeting. A motion was made to pass the by-laws waiver for a five-day notice to defer prior to the Planning Commission meeting. That motion was approved with a vote of 10 ayes, 0 noes, and 1 absent. A motion was made to approve the consent agenda and was approved with a vote of 10 ayes, 0 noes and 1 absent. M FILE NO.: LU03-11-01 STAFF UPDATE: Upon further review, the Planning Staff expanded the area of review to include area to the north between the applicant's property and the area currently shown as Suburban Office. With this change, the entiret� of the Single Family between Aldersgate Road and Perry Street north of W. 18t Street would be changed to Suburban Office. The applicant's property has remained undeveloped while the new residential development has occurred south of W. 18th Street. The development that has occurred in the area neighboring the applicant's property, developed with non-residential uses. This expansion and change would establish W. 18th Street as a boundary between the non-residential and residential uses located on the east side of Aldersgate Road. A change to Suburban Office would also afford protection of the integrity of neighboring Single Family uses through the use of Planned Zoning Districts, which would limit the impact of new office development. STAFF RECOMMENDATIONS: Staff believes the change to Suburban Office is appropriate with the expansion of the study area and establishing W. 18th Street as a boundary between non- residential and residential uses. Suburban Office would also allow non- residential development to take place within the context of Planned Zoning Districts. PLANNING COMMISSION ACTION: (FEBRUARY 20, 2003) The item was placed on the consent agenda for approval. A motion was made to approve the consent agenda and was approved with a vote of 10 ayes, 0 noes and 1 absent. M W49WA P I � R2 I CD 02 Irl r-�•�� � , o MUM Ion rx 02 02 910 OR2 02 0 0 4N El &I a C2 R2 Z) 00 02Q POD 0 b R2,0 p R2 9 R2 'LU 00 b. 02 R2 18 TH CLI CIO EM MA Eb 1 47 - R2 ® R2 R2 cA POD R2 R2 17 0S R2S R2 2 MF12 0S 2 Qf rib Wo E? : El 0S b Area Zoning Case # LU 03 -11 -01 N NE Comer of Aldersgate Road and W. 18th Street SF to SO CT: 24.04 TRS: T1NR13W10 0 200 AOO Feet PD: 11 Vicinity Map Ward: 6 OF r•I I ■ �'- rr I C o -S S O O mo Q SO Vicinity 3 ow/n c 'mil■ ?f 0 JW.- Iv - SO :v- �II � ,j �` � B� A ,n'b2 ✓#2 qg • If ,meg, 3� � Land Use IWE2 SF© SFS �Q 22ND Case # LU 03-11-01 NE Corner of Aldersgate Road and W. 18th Street SF to SO CT: 24.04 TRS: T1NR13 W10 PD: 11 Ward: 6 0 200 400 Feet ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE I-430 PLANNING DISTRICT FROM SINGLE FAMILY TO SUBURBAN OFFICE; 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 Single Family in an area bounded by 16th Street, Perry Street, 18th Street and Aldersgate Road be amended to Suburban Office. 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