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HomeMy WebLinkAboutZ-6615 Staff AnalysisApril 15, 1999 ITEM NO.: 19 NAME: LOCATION: REQUEST: SOURCE: STAFF REPORT: OTHER MATTERS Land Use and Zone Changes related to Downtown Neighborhood Plans Various, I-630 to Roosevelt and Chester to I-30 Modify the Land Use Plan and rezone properties Downtown Neighborhood Plan On February 4, 1999 the Planning Commission held a public hearing where these items were approved unanimously (as part of the Consent Agenda). The items were passed on to the Board of Directors' March 16 hearing. At the meeting an issue was raised about the changes and after discussion the Board referred them back to the Commission. At the April 1, 1999 Planning Commission informal meeting, staff reviewed each amendment and the rezonings. Notices for the meeting were sent to eight organizations representing the area and two commercial property owners. The only persons attending the meeting were representatives of the Plan Committee (the requesting group). None of the Commissioners present had any questions about the proposed changes. There was discussion about whether to have a straw vote or wait to have a formal vote on April 15th. The Commission placed this item on the April 15 agenda for a formal vote on whether to send them back to the Board of Directors for approval. (Staff continues to recommend approval of the land use changes LU99-08-01, LU99-08-02, LU99-08-03, LU99-08-04 and rezonings Z-6615, Z-6616, Z-6617, Z-6618, Z -3711-A. Staff knows of no unresolved issues.) DOWNTOWN PLANNING REZONINGS Owner- Various Applicant: City of Little Rock Location: In an area from Scott to Commerce, Roosevelt to 15`h Street and 15`h to 16`h Street from Cumberland to Commerce. Request: Rezone from R-5 and C-3 to R-4. size: Existing ©se: Single Family, Duplex and Vacant SURROUNDING LAND USE AND ZONING: North - Multifamily and Single Family; zoned MR South - Single Family; zoned R-4 East - Commercial, Multifamily, Nursing Home; zoned Capitol Zone "N" "O" and "M". West - Single Family and Duplex; zoned R-4 NEIGHBORHOOD ASSOCIATION NOTIFICATION: The east of Broadway and Downtown Neighborhood Associations were represented on the Committee which identified the tracks for reclassification. No additional notice was provided. LAND USE ELEMENT: The locations are within the Central City District. The Land Use Plan recommends Single Family and Mixed Use for the locations in question. The proposed zoning is more in conformance with the adopted Plan for the area. STAFF ANALYSIS: As part of the Neighborhood Plan process, the Committee was asked to review the existing zoning pattern for appropriateness. Several areas were identified as inappropriate based on the existing use and the adopted Land Use Plan. However, the committee generally felt comfortable with the existing zoning pattern. The major concern was how areas zoned "R-5" could be developed. Based on previous developments, large areas of "R-5" were perceived to be harmful. The Committee wishes to assure that any new development is designed and sited so as to complement and fit the existing neighborhood. The Committee does wish to allow for the addition of accessory residential units and some conversion is considered appropriate; however, the DOWNTOWN PLANNING REZONINGS (Cont.) conversion of a city block from single family to high density multifamily is not viewed as appropriate. The "C-3" General Commercial at 15th and Commerce is shown on the Plan as residential and is currently used for residential homes. The second "C-3" area is along 21 Street. It is shown for Mixed Use on the Plan and the parcels in question are used as homes or are vacant. The desire for this location is that residential use be encouraged. Commercial is excepted if it is designed to be compatible with the surrounding neighborhood in use and architectural design. The reclassifications are as follows: Z -3711-A R-5 to R-4 West of Cumberland from 16th to 17th Streets (Use: Single Family; Plan: Low Density Residential) Z -4510-B C-3 to R-4 Southwest corner 15th and Commerce Streets (Use: Single Family; Plan: Low Density Residential) Z-6615 R-5 to R-4 East of Cumberland 15th to 20th Streets (Use: Single Family, Duplex and Vacant; Plan: Low Density Residential and Single Family) Z-6616 C-3 to R-4 Along 218t Street, Park Lane to Cumberland (Use: Single Family and Vacant; Plan: Mixed Use) Z-6617 R-5 to R-4 West of Cumberland, 20th to 17th Streets (Use: Single Family and Duplex; Plan: Single Family) Z-6618 R-5 to R-4 Along Scott, 22"d to 25th Streets (Use: Single Family, Duplex and Vacant; Plan: Single Family) Staff obtained ownership information for the identified tracks of land. The property owners were notified over the summer about a possible reclassification. Several owners indicated they wished to have their property remain zoned with the current classification. These properties have been removed from the rezoning request. A second letter notifying the owners of this hearing was mailed in early January. An owner wishing to be removed after this mailing will be listed at the public hearing. 2 DOWNTOWN PLANNING REZONINGS (Cont. The reclassification are consistent with the existing use and adopted Land Use Plan for the area. Further the property owners do not oppose the reclassification. (If any property owner notifies us after printing of the agenda, Staff will ask the Commission to remove their property at the hearing prior to a vote.) STAFF RECOMMENDATION: Approval PLANNING COMMISSION ACTION: (FEBRUARY 4, 1999) The item was placed on Consent Agenda for approval. By unanimous vote (10-0, Nunnley absent) the item was approved. 3 February 4, 1999 ITEM NO.: 6 Owner: various Applicant: City of Little Rock Location: In an area from Scott to Commerce, Roosevelt to 15`h Street and 15`h to 16`h Street from Cumberland to Commerce. Request: Rezone from R-5 and C-3 to R-4. size: Existing Use: Single Family, Duplex and Vacant SURROUNDING LAND USE AND ZONING: North - Multifamily and Single Family; zoned MR South - Single Family; zoned R-4 East - Commercial, Multifamily, Nursing Home; zoned Capitol Zone "N", "O" and "M". West - Single Family and Duplex; zoned R-4 NEIGHBORHOOD ASSOCIATION NOTIFICATION: The east of Broadway and Downtown Neighborhood Associations were represented on the Committee which identified the tracks for reclassification. No additional notice was provided. LAND USE ELEMENT: The locations are within the Central City District. The Land Use Plan recommends Single Family and Mixed Use for the locations in question. The proposed zoning is more in conformance with the adopted Plan for the area. STAFF ANALYSIS• As part of the Neighborhood Plan process, the Committee was asked to review the existing zoning pattern for appropriateness. Several areas were identified as inappropriate based on the existing use and the adopted Land Use Plan. However, the committee generally felt comfortable with the existing zoning pattern. The major concern was how areas zoned "R-5" could be developed. Based on previous developments, large areas of "R-5" were perceived to be harmful. The Committee wishes to assure that any new development is designed and sited so as to complement and fit the existing neighborhood. The Committee does wish to allow for the addition of accessory residential units and February 4, 1999, ITEM NO.: 6 (Cont. some conversion is considered appropriate; however, the conversion of a city block from single family to high density multifamily is not viewed as appropriate. The "C-3" General Commercial at 15th and Commerce is shown on the Plan as residential and is currently used for residential homes. The second "C-3" area is along 21st Street. It is shown for Mixed Use on the Plan and the parcels in question are used as homes or are vacant. The desire for this location is that residential use be encouraged. Commercial is excepted if it is designed to be compatible with the surrounding neighborhood in use and architectural design. The reclassifications are as follows: Z -3711-A R-5 to R-4 West of Cumberland from 16th to 17th Streets (Use: Single Family; Plan: Low Density Residential) Z -4510-B C-3 to R-4 Southwest corner 15th and Commerce Streets (Use: Single Family; Plan: Low Density Residential) Z-6615 R-5 to R-4 East of Cumberland 15th to 20th Streets (Use: Single Family, Duplex and Vacant; Plan: Low Density Residential and Single Family) Z-6616 C-3 to R-4 Along 218t Street, Park Lane to Cumberland (Use: Single Family and Vacant; Plan: Mixed Use) Z-6617 R-5 to R-4 West of Cumberland, 20th to 17th Streets (Use: Single Family and Duplex; Plan: Single Family) Z-6618 R-5 to R-4 Along Scott, 22nd to 25th Streets (Use: Single Family, Duplex and Vacant; Plan: Single Family) Staff obtained ownership information for the identified tracks of land. The property owners were notified over the summer about a possible reclassification. Several owners indicated they wished to have their property remain zoned with the current classification. These properties have been removed from the rezoning request. A second letter notifying the owners of this hearing was mailed in early January. An owner wishing to be removed after this mailing will be listed at the public hearing. 2 February 4, 1999 ITEM NO.: 6 (Con The reclassification are consistent with the existing use and adopted Land Use Plan for the area. Further the property owners do not oppose the reclassification. (If any property owner notifies us after printing of the agenda, Staff will ask the Commission to remove their property at the hearing prior to a vote.) STAFF RECOMMENDATION: Approval 3 October 29, 1998 ITEM NO.: 3 Cont. FILE NO.: Z-6576 NEIGHBORHOOD ASSOCIATION NOTIFICATION The Gibralter Heights, Point West, Timber Ridge Neighborhood Association was notified of the rezoning request. LAND USE PLAN ELEMENT The site is located in the Ellis Mountain Planning District. The Land Use Plan currently recommends Multifamily for the site, which is reflective of the current zoning. The recently approved Kanis Corridor Plan recommends Suburban Office for the site. The Kanis Plan has not yet been approved by the Board of Directors, pending the submittal of street sections for Kanis Road. In light of the Commission's previous approval of Suburban Office for the site, staff believes the request to be appropriate. 0-1 zoning with a condition limiting building heights to no more than two stories meets the spirit of Suburban Office. STAFF ANALYSIS The request before the Commission is to rezone these two tracts, totaling 5.58± acres across from MF -18 Multifamily to O-1 Quiet Office with a two-story building height limit. The two tracts are located at the northwest and northeast corners of Kanis Road and Point West Drive. Once the required right-of-way is dedicated, the net total area is 4.27± acres. Both tracts are very shallow, with long frontages on Kanis Road. The properties are wooded and undeveloped. The applicant proposes to develop small office buildings on the sites. These properties were zoned MF -18 in 1979 as part of a larger development plan for the area along Kanis Road, west of Bowman Road. These multifamily properties were never developed. Subsequently, the single-family neighborhood adjacent to the north developed. In early 1997, a developer approached the Planning Commission with a plan to build a 73 unit apartment complex on the properties. There was extreme neighborhood opposition and the application was withdrawn. Of the numerous letters and telephone calls received by staff at that time, almost all specifically stated that they did not want apartments developed on the properties. Several of the neighbors suggested that the properties would be better developed as Quiet Office or townhouses/zero lot line homes. The subsequent Kanis Corridor Study reinforced those sentiments by recommending that the land use plan for these properties be changed from Multifamily to Suburban Office. The Commission recommended approval of the Land Use Plan Change and forwarded it to the Board of Directors. The Board has not yet acted on the change, pending street 2 October 29, 1998 ITEM NO.: 3 Cont. FILE NO.: Z-6575 sections for Kanis Road. Staff believes 0-1 is an appropriate zoning for these tracts. The applicant has offered as a condition of the zoning that building heights will be limited to two stories or less. The shallow depth of the tracts will have the effect of limiting the potential size of any development. The area standards provided in the 0-1 district anticipate that office use will be located in established areas of the city and in close proximity to residential uses. Height, area and parking regulations are designed to assure that office uses will be compatible with adjacent residential districts. The 0-1 zoning will provide a transition from the traffic and commercially zoned properties on Kanis Road to the single family on the north. Staff believes 0-1 zoning, with the building height limit offered by the applicant, meets the spirit of Suburban office. STAFF RECOMMENDATION Staff recommends approval of the requested 0-1 zoning with the two-story building height limit offered by the applicant. PLANNING COMMISSION ACTION: (OCTOBER 29, 1998) The applicant was present. There were no objectors present. One letter of support from Cathy Mills of 119 Point West Circle and one letter of concern from Greg Shira (address unknown) had been received by staff and forwarded to the Commission. Dana Carney, of the Planning staff, stated that he felt Mr. Shira's concerns would be addressed by the City's Landscape and Buffer Ordinances. He reiterated staff's position that 0-1 zoning was appropriate for these properties. There was no further discussion. The item was placed on the Consent Agenda and approved by a vote of 8 ayes, 0 noes and 3 absent. 3 October429, 1998 ITEM NO.: 3 FILE NO.: Z-6576 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Edward Lile and David Keller Ramsay Ball Northwest and northeast corners Of Kanis Road and Point West Drive Rezone from MF -18 to 0-1, with two-story building height limit. Develop new, small offices. 2 tracts, total of 5.58+ acres Undeveloped, wooded SURROUNDING LAND USE AND ZONING North - Single Family; zoned R-2 South - Undeveloped, partially wooded, zoned C-3; one office building; zoned 0-3 East - Undeveloped; zoned PCD West - Single Family and VFW Club; zoned R-2 PUBLIC WORKS COMMENTS 1. Kanis Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2. Provide design of streets conforming to "xsp" (Master Street Plan). Construct one-half street improvement to these streets including 5 foot sidewalks with planned development. 3. Stormwater detention ordinance applies to this property. 4. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 5. Driveway shall conform to Sec. 31-210 or Ordinance 16,577. PUBLIC TRANSPORTATION ELEMENT The site is not located on a CATA bus route.