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HomeMy WebLinkAboutZ-6749 Staff AnalysisOctober 14, 1999 ITEM NO.: 2 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: FILE NO.: Z-6749 Bailey Properties, LLC Rett Tucker 2300 Andover Court Rezone from MF -18 to 0-3 New office development 1.79± acres Vacant tract SURROURD ING LAND USE AND ZONING North - Pavilion in the Park Office and Commercial development; zoned C-3 South - Multiple building condominium development; zoned PUD East - Large assisted living center; zoned PRD West - City Park; zoned R-2 PUBLIC WORKS COMMENTS 1. Andover Court is listed as a commercial street. Dedicate right-of-way to 30 feet from centerline. WITH BUILDING PERMIT 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Stormwater detention ordinance applies to this property. 4. Driveway shall conform to Sec. 31-210 and Ordinance 18,031.: PUBLIC TRANSPORTATION ELEMENT A CATA Bus Route is located on Cantrell Road, approximately one block north of this site. PUBLIC NOTIFICATION All owners of property located within 200 feet of the site, all residents within 300 feet of the site and the Andover October 14, 1999 ITEM NO.: 2 (Cont.) FILE NO.: Z-6749 Square Neighborhood Association were notified of the rezoning request. LAND USE PLAN ELEMENT The site is located in the West Little Rock Planning District. On July 22, 1999, the Planning Commission voted unanimously to recommend approval of an amendment to the Land Use Plan for this site, changing its designation from multifamily to office. On August 17, 1999, the Board of Directors passed Ordinance No. 18,090, which amended the Plan, as recommended by the Commission. The 0-3 General Office` -.zoning request conforms to the new land use designation of office. STAFF ANALYSIS The request before the Commission is to rezone this vacant, 1.79± acre tract from MF -18 Multifamily to 0-3 General Office. No specific development has been proposed for the site. The property is located on the west side of Andover Court, approximately 400 feet south of Cantrell Road. Pavilion in the Park, a mixed use (Office and Commercial) development, occupies the C-3 zoned tract adjacent to the north of the site. The property is bounded on the west by Reservoir Park. A large retirement community development, Andover Place, occupies the PRD zoned property across Andover Court to the east. The PUD property to the south contains the multi -building Andover Court condominium development. 0-3 General- Office is an appropriate transition zoning from the commercial development on Cantrell Road to the residential development to the south. The West Little Rock District Land Use Plan was recently amended, changing the designation of this site from Multifamily to Office. The 0-3 General Office zoning request conforms to the newly amended plan. As was previously mentioned, the site is currently vacant. Development of the property will be required to conform to all applicable city site development codes, including screening, landscaping, buffers and stormwater drainage. 2 October 14, 1999 ITEM NO.: 2 (Cont.) FILE NO.: Z-6749 There is a substantial difference in the elevation of this site and that occupied by the condominium development to the south. Any development of this site should be sensitive to the existing adjacent residential properties. STAFF RECOMMENDATION Staff recommends approval of the requested 0-3 zoning. PLANNING COMMISSION ACTION: (OCTOBER 14, 1999) The applicant was present. There were no objectors present. Staff informed the Commission that one telephone call of opposition had been received from an adjacent property owner. Staff presented the item and a recommendation of approval. The item was placed on the Consent Agenda and approved by a vote of 9 ayes, 0 noes and 2 absent. 3 FILE NO.: LU99-03-01 Name: Land Use Plan Amendment - West Little Rock Planning District Location: 2300 Andover Court Request: Multi Family to Office Source: Ted Bailey, Moses Nosari & Tucker PROPOSAL / REQUEST: Land Use Plan amendment in the West Little Rock Planning District from Multi Family (MF) to Office (0). The Office represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant desires to develop the property for general office use. EXISTING LAND USE AND ZONING: The property is currently zoned MF -18 and is approximately 1.8+ acres in size. The site in question is currently a vacant lot located on the west side of Andover Court to the south of Cantrell Road. The location is in a hilly area surrounded by a mix of various land uses. The Pavilion in the Park sits in the C-3 zone to the north on the southwest corner of Cantrell Road and Andover Court. To the south of the site are condominiums in a PUD zone while the patio homes occupy property designated PRD to the southeast. Across the street to the east is a retirement condominium designated PRD. The neighboring property to the west of the site is Reservoir Park, which occupies an R-2 residential zone. ILE NO.: LU99-03-01 (Cont.) UTURE LAND USE PLAN AND RECENT AMENDMENTS: On November 18, 1997, a change was made from Single -Family to Suburban Office at the intersection of Indian Trail and Manney Road northeast of Cantrell Road and from Office and Multi -Family (MF) to Public Institutional on Delray Street. On August 18, 1994, a Multi -Family area was expanded southward on Reservoir Road toward Grassy Flat Creek. On August 12, 1990, a Single -Family land use area was changed to expand a Multi -Family located west of Reservoir Road on Sanford Drive. The property in the proposed land use plan area sits in an area of Multi -Family. The property to the north is in a Commercial land use area at the southwest corner of the Andover Court and Cantrell Road intersection. The area to the south of Andover Court is Multi -Family. Across the street to the east is Commercial. The land use area to the west is Parks/Open Space. MASTER STREET PLAN: Andover Court is a cul-de-sac. The Master Street Plan designates Andover Court as a neighborhood street. Currently Andover Court exists with a curb and gutter, but no sidewalk. Andover is accessed from Cantrell Road to the north, which is shown as a principal arterial. Cantrell Road is currently a four -lane state highway. The plan does not indicate changes to the street network in this neighborhood. PARK SYSTEM MASTER PLAN: Reservoir Park lies next to the property in question along the west property line. The Master Parks Plan Map does indicate the property containing the reservoir itself as a proposed addition to the parkland open to the public. BACKGROUND: The area surrounding the applicant's property is totally developed and the change to office would be limited to this site. The most recent office development occurred on Cantrell Road west of Pavilion in the Park. Across the street to the east is the site of a new retirement community. The applicant's property cuts into a hill FILE NO.: LU99-03-01 (Cont.) resulting in slopes at both ends of the property. Multi family land uses cover most of the property on Andover Court. Although more office use is consistent with the use pattern, the site plan review process is necessary to protect the near by residential uses and park. Andover Court is the only route of access to the applicant's property and neighboring properties. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: This site occupies an area not covered by a neighborhood action plan. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Andover Square Residence Association, Apache Crime Watch, Briarwood Neighborhood Association, Evergreen Neighborhood Association, Leawood Neighborhood Association, Meriwether Neighborhood Association, Normandy -Sharon Property Owners Association, McMillen Trail, Overlook Property Owners Association, Robinwood Property Owners Association, South Normandy Property Owners Association, and the Heights Neighborhood Association. Staff has not received comments regarding this notice. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. PLANNING COMMISSION ACTION: (JULY 22, 1999) Mr. Brian Minyard, Planner II, made the staff presentation. Mr. Rett Tucker, the applicant, stated that an office building would be less intrusive to the area than an apartment building. The parking requirements of an apartment building would add more traffic to the area than an office building would. Millie Hanson, a property owner in the Andover Square Condominiums, expressed concerns about the application. Ms. Hanson expressed concerns that without any type of design controls, she feared that an office building would intrude into a residential area and threaten property 3 1 FILE NO.: LU99-03-01 (Cont.) values. She wants the site plan review process on this / project and expressed concerns about drainage from / neighboring property. Ms. Hanson is also concerned about the lack of a buffer between any neighboring office development and her Andover property and of any potential retaining wall, that would effect the value of the property. If concerns of the association are addressed in a site plan review process, then the Andover Owners Association would not be opposed to a quiet office next door. Commissioner Hugh Earnest asked Ms. Hanson if the Andover property owners would be less opposed to a land use plan change to office if the site plan review process addressed the concerns of the neighborhood association. Ms. Hanson replied that would be true. In past experiences, developers had not kept promises to the association. Commissioner Faust asked if Ms. Hanson was representing the Andover Property Owners Association. Ms. Hanson stated that she represented both the association and herself. Commissioner Adcock asked asked Mr. Giles if the owners of the neighboring property might be held legally responsible for any damage caused to the property inside the Andover property. Mr. Giles replied that the City of Little Rock has an ordinance requiring drainage review in the site plan process to prevent damage to neighboring properties. Commissioner Adcock asked Mr. Giles if the owners of the neighboring property could be held legally responsible if damage occurred to the property inside the Andover property owners association. Mr. Giles stated that according -to Arkansas State law, a downstream property owner holds the right to protection from flooding caused by upstream property owners. Commissioner Hawn stated that even if the land use is not changed, the property in question is still a potential construction site for apartments by right of use and the drainage issues would be the same. Commissioner Hawn stated that no matter what the owners build on the property, the concerns would remain the same. Commissioner Hawn made a motion to approve the application as submitted. The motion was made for approval of the item as presented and was approved with a vote of 10ayes, 0 nays and 1 absent. 4