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HomeMy WebLinkAboutboard of directors itemsY OFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION JANUARY 10, 2006 AGENDA Subject LU05-10-03 A Land Use Plan Amendment in the Boyle Park Planning District from Single Family to Transition Submitted by: Planning & Development Action Required I Approved By 4Ordinance Resolution Approval Information Report Bruce Moore SYNOPSIS A Change of the Land Use Plan in the Boyle Park Planning District from Single Family to Transition south of Kanis Road, east of Michael Drive. FISCAL IMPACT No impact determined. RECOMMENDATION Staff recommends approval. The Planning Commission recommends approval (10 for 0 against) after hearing the item on December 1, 2005. CITIZEN Notices were sent to the John Barrow, Brownwood PARTICIPATION Terrace, Leander, Twin Lakes "A", and Twin Lakes `B' Neighborhood Associations. The Planning Commission held a public hearing on December 1, 2005. BACKGROUND The application area is part of an approved preliminary plat, which the Little Rock Planning Commission reviewed earlier this year. The land has been part of the `Kanis Family' ownership. Development has occurred all around the ownership, with this property remaining in its rural state. Over the last several years there has been increased interest in the general area. To the south there have been new homes built and to the west and northwest new businesses have located in the area, both in existing structures and with new construction. To the north of the proposed amendment is an area shown for Low Density Residential on the Plan for which a church recently won zoning approval. West of Michael Drive, the City Board of Directors approved a Land Use Plan change and zoning to commercial to allow the commercial node at Kanis and John Barrow Roads to expand to the east. These changes together with the approval of a new 200 plus lot single-family subdivision shows the general area now is ready to develop. As part of the subdivision plat, a collector will extend through this site providing access to Kanis Road for the neighborhoods to the south. Kanis Road is a minor arterial and will require significant infrastructure improvements. Currently the road is only a two lane `county road', but a four -lane arterial providing east -west movement through Little Rock will result. The new collector connection will help feed the traffic from the neighborhoods to the arterial system. The development pattern, which occurs at the collector -arterial intersection, can impact the amount of traffic that will drive through the new development area from the existing neighborhoods to the south. In order not to unnecessarily increase traffic on the collector, the use pattern should not result in destination uses that attract residents for the south, i.e. retail uses. It is true that the large new subdivision proposed for most of this ownership will increase demand for services. The existing lands shown on the Plan for commercial and office use can at least partially meet this. One must remember that from the Land Use Plan the new subdivision has always been single family thus no one demand from a Plan perspective is generated. In the greater John Barrow area there are currently two resident types available single-family detached or apartment complex living. In other parts of Little Rock multiple forms of single-family development are now occurring. These other types (such are zero -lot line and garden homes) are currently not available in the John Barrow area. Office use has been primarily medical related and located just to the west of the application area. With the City's policy of supporting node rather than `strip' commercial 2 BACKGROUND CONTINUED development together with the concerns about increased trips along the proposed collector any development with even the look of retail should be discouraged. The application is for Suburban Office. This use type is designed to be located near single family. With the requirement for use of the Planned Development process, the City can review future rezoning applications to assure their impacts will be positive or at least only minimally negative. The church across Kanis Road already provides a good transition from the proposed intensive uses along Riley Drive to this proposed Single Family area. To the west is an area of Mixed Office Commercial, most of which is not developed. The small area adjacent to the application area that is developed is multifamily (apartments). The remaining tract is small, thus any new use would be small in massing and scale. It is true that with the current zoning of that land is C-3 General Commercial. A use that might not be a `good neighbor' to single family could develop there. The terrain of the applications area is challenging. With the existing slopes and the no access to Kanis as part of the approved plat, developments would more naturally be oriented to the new collector roadway. With the lack of options in the residential market of this section of Little Rock and the availability of existing commercial and office land in the vicinity a change from single family to non- residential appears to be too much at this time. With the challenges of the site and the desirability of providing so alternatives within the market a change to Transition might be more appropriate. This would allow residential to be development on this land with a density of up to 10 units. A development could take advantage of the site and produce an attractive housing alternative with cluster homes etc. Transition would also allow office uses which are compatible with the quality of life in the nearby residential. Since there is no overlay in this area, a planned zoning district would be required. 3 FILE NO.: LU05-10-03 Name: Land Use Plan Amendment — Boyle Park Planning District Location: South of Kanis Road, west of Michael Drive Request: Single Family to Suburban Office Source: McClelland Consulting Engineers PROPOSAL / REQUEST: Land Use Plan amendment in the Boyle Planning District from Single Family to Suburban Office Suburban Office represents 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. No reclassification has been filed for this site. Staff is not expanding the application. With the existing development and zoning pattern no logical expansion was apparent to Staff. EXISTING LAND USE AND ZONING: The property is wooded and vacant currently zoned R2, Single Family and is 13.1 acres ± in size. To the north, south, and east the land is vacant wooded and zoned R-2 Single Family. Further to the north and west are partially developed 03 General Office and C3 General Commercial Zoning. To the west is vacant C3 General Commercial land, while to the southeast is developed MF12, Multifamily 12 units per acre land. To the south and southeast is a recently approved preliminary plat for a 200 -pus unit single-family development. This general area has been know as the 'Kanis Family Property' and development was occurred area it, while it was remained in its pre annexation rural form. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: March 6, 2001, A change was made from Single Family to Office for an area between Parkview High School and the Brownwood Terrace Neighborhood, east of John Barrow Road. This is southwest of the amendment area, within half a mile. The change was made to facilitate a rezoning request for a larger new development in the area. November 4, 2002, Changes from Single Family, Office and Commercial to Mixed Office Commercial, Commercial and Multifamily between Kanis Road and 1-630 generally along Riley Drive. This is just to the north of the amendment FILE NO.: LU05-10-03 (Cont. area, within a quarter mile. These changes were made related to a zoning request to allow for proposed development in the area. January 20, 2004, A change from Mixed Use to Commercial for an area south of Colonel Glenn Road between Cobb and Walker. This is about two miles to the south of the amendment. The change was to recognize existing zoning and use in the area as well as to support a proposed zoning. July 13, 2004, A change from Office to Single Family and Mixed Use for an area north of Colonel Glenn Road between Whitfield and Stannus. This is about two miles to the south. The change was to better recognize the existing and likely future use pattern as well as to support a proposed rezoning. The Land Use Plan shows this site for Single Family use. To the south and east Single Family use is shown. The area of Single Family continues for a great distance to the south. To the east an area of Multifamily is shown beyond the Single Family. North of Kanis Road a large area of Low Density Residential is proposed by the Plan. Further to the north more intensive Office, Multifamily and Commercial is shown. To the west is an area of Mixed Office Commercial and then Commercial to the intersection of Kanis and John Barrow Roads. MASTER STREET PLAN: Kanis Road -is shown as a Minor Arterial on the plan. Minor Arterial's primary purpose is to move vehicles and goods around and through the urban area. Generally these roads provide a network at an interval of around one mile. This road is not built to standard. There is a proposed Collector that is proposed to bisect this application area. Collector's primary purpose is to move vehicles from neighborhoods and activity centers to the arterial system, with a secondary purpose of providing access to adjacent land. Neither roadway is built to standard in this area and there are no funds committed for the construction of either. As the area develops, additional right-of-way will be required for both roads. Widening to Master Street Plan standards is a likely requirement with future development of land adjacent to these roads. BICYCLE PLAN: There are no bicycle routes proposed or shown on the Plan near the amendment area. PARKS: The Little Rock Parks and Recreation Master Plan does not show this area to be a 'deficiency' area. The amendment area is within 8 -blocks of a public or private recreational space or open space. 2 FILE NO.: LU05-10-03 (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 within the John Barrow Neighborhood Plan area. This Plan does not have Objectives directly related to the proposal. However it does recommend that the neighborhood develop a climate that would attract job - creating businesses to the area and that efforts should be made to improve sidewalks, curbs, gutters and streetlights. If this project would create job opportunities for neighborhood residents and make site improvements with added sidewalks, curbs and streetlights, then it would help achieve the Plans Goals. ANALYSIS: The application area is part of an approved preliminary plat, which the Little Rock Planning Commission reviewed earlier this year. The land has been part of the `Kanis Family' ownership. Development has occurred all around the ownership, with this property remaining in its rural state. Over the last several years there has been increased interest in the general area. To the south there have been new homes built and to the west and northwest new businesses have located in the area, both in existing structures and with new construction. To the north of the proposed amendment is an area shown for Low Density Residential on the Plan for which a church recently won zoning approval. West of Michael Drive, the City Board of Directors approved a Land Use Plan change and zoning to commercial to allow the commercial node at Kanis and John Barrow Roads to expand to the east. These changes together with the approval of a new 200 plus lot single-family subdivision shows the general area now is ready to develop. As part of the subdivision plat, a collector will extend through this site providing access to Kanis Road for the neighborhoods to the south. Kanis Road is a minor arterial and will require significant infrastructure improvements. Currently the road is only a two lane `county road', but a four - lane arterial providing east -west movement through Little Rock will result. The new collector connection will help feed the traffic from the neighborhoods to the arterial system. The development pattern, which occurs at the collector -arterial intersection, can impact the amount of traffic that will drive through the new development area from the existing neighborhoods to the south. In order not to unnecessarily increase traffic on the collector, the use pattern should not result in destination uses that attract residents for the south, i.e. retail uses. 3 FILE NO.: LU05-10-03 (Cont.) It is true that the large new subdivision proposed for most of this ownership will increase demand for services. The existing lands shown on the Plan for commercial and office use can at least partially meet this. One must remember that from the Land Use Plan the new subdivision has always been single family thus no one demand from a Plan perspective is generated. In the greater John Barrow area there are currently two resident types available single-family detached or apartment complex living. In other parts of Little Rock multiple forms of single-family development are now occurring. These other types (such are zero -lot line and garden homes) are currently not available in the John Barrow area. Office use has been primarily medical related and located just to the west of the application area. With the City's policy of supporting node rather than 'strip' commercial development together with the concerns about increased trips along the proposed collector any development with even the look of retail should be discouraged. The application is for Suburban Office. This use type is designed to be located near single family. With the requirement for use of the Planned Development process, the City can review future rezoning applications to assure their impacts will be positive or at least only minimally negative. The church across Kanis Road already provides a good transition from the proposed intensive uses along Riley Drive to this proposed Single Family area. To the west is an area of Mixed Office Commercial, most of which is not developed. The small area adjacent to the application area that is developed is multifamily (apartments). The remaining tract is small, thus any new use would be small in massing and scale. It is true that with the current zoning of that land is C-3 General Commercial. A use that might not be a `good neighbor' to single family could develop there. The terrain of the applications area is challenging. With the existing slopes and the no access to Kanis as part of the approved plat, developments would more naturally be oriented to the new collector roadway. With the lack of options in the residential market of this section of Little Rock and the availability of existing commercial and office land in the vicinity a change from single family to non- residential appears to be too much at this time. With the challenges of the site and the desirability of providing so alternatives within the market a change to Transition might be more appropriate. This would allow residential to be development on this land with a density of up to 10 units. A development could take advantage of the site and produce an attractive housing alternative with cluster homes etc. Transition would also allow office uses which are compatible with the quality of life in the nearby residential. Since there is no overlay in this area, a planned zoning district would be required. 4 FILE NO.: LU05-10-03 (Cont NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: John Barrow, Brownwood Terrace, Leander, Twin Lakes "A", and Twin Lakes 'B' Neighborhood Associations. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. Suburban Office limits the options for development. The option of varying lower density to moderate density residential should be available and have been successful in other sections of Little Rock. Staff can support Transition for the application area. PLANNING COMMISSION ACTION: (DECEMBER 1, 2005) The applicant requested the application be amended to Transition. The Commission placed the item as amended on the consent agenda for approval. By a vote of 10 for, 0 against, 1 absent the consent agenda was approved. II ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE BOYLE PARK PLANNING DISTRICT FROM SINGLE FAMILY TO TRANSITION; AND FOR OTHER MATTERS. WHEREAS, as the Little Rock Planning Commission after conducting a public hearing on the issue recommends the Plan be changed. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS: SECTION 1. That Single Family on the south side of Kanis Road east of Michael Road be amended to Transition. 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 MA4 0 -9 01-W, Wj IER" lll� �° ■ 03 R2 R2 Lj� A ut 4 01 fto AP AN *"win ji Ar uj R2 Vicinity Map Area Zoning rll,4 % �H X44 R2 Case: LU05-10-03 SF To T Location: Kanis Road Just East Of Barrow Road Ward: 6 PD: 10 + CT: 24.03 0 125250 500 Feet TRS: TINR13WI1 Vicinity Map Plan Amendment Case: LU05-10-03 SF To T Location: Kanis Road Just East Of Barrow Road Ward: 6 PD: 10 CT: 24.03 0 115230 460 Feet TRS: TINR13W11