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HomeMy WebLinkAboutZ-7064 Staff AnalysisJuly 26, 2001 ITEM NO.: 15.1 FILE NO.: LU01-11-02 Name: Land Use Plan Amendment - I-430 Planning District Location: W. 24th St. and Junior Deputy Rd. Request: Park/Open Space to Multi -Family Source: James E. Hathaway, Jr., The Hathaway Group PROPOSAL / REQUEST: Land Use Plan amendment located in the I-430 Planning District from Park/Open Space to Multi -Family. Multi -Family accommodates residential development of ten (10) to thirty-six (36) dwelling units per acre. The applicant wishes to expand the Good Shepard Ecumenical Retirement Center by developing housing for senior citizens. Staff is not expanding the application since the Land Use Plan in this area is currently under review. EXISTING LAND USE AND ZONING: The property is vacant land currently zoned R-2 Single Family and is approximately 85+ acres in size. A pond occupies approximately 5.47+acres of the property near the boundary of the Good Shepard Retirement Center. The property to the west is zoned MF -18 Multifamily with a small parcel zoned R-6 High -Rise Apartment District. The property to the southwest is developed for the Good Shepard Ecumenical Retirement Center. A strip of land located along the banks of a stream at the southwest corner of the applicant's property is zoned Open Space. The land along the stream is a park belonging to the Kensington Place Property Owners Association. The remainder of the surrounding land is zoned R-2 Single Family and is fully developed with single-family housing. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On March 6, 2001 a change took place from Single Family to Office at 1911 John Barrow Road about a 1t mile east of the applicant's property. On September 19, 2000 a change took place from Single Family to Office at 2109 John Barrow Road about a 1,!� mile east of the applicant's property. July 26, 2001 ITEM NO.: 15.1 (Cont.) FILE NO.: LU01-11-02 On April 6, 1999 a change took place from Single Family to Suburban Office on the west side of Aldersgate Road about 1/3 of a mile northwest of the applicant's property. On March 2, 1999 a change took place from Suburban Office to Office on the southwest corner of Kanis Road and Shackleford West Boulevard about 1 mile northwest of the application area. On March 2, 1999 a change was made from Mixed Office Commercial to Community Shopping on the southwest corner of the Kanis Road and Shackleford Road intersection about 2/3 of a mile northwest of the amendment area. On December 1, 1998 a change was made from Multi -Family to Mixed Office and Commercial on the north side of Labette Drive west of John Barrow Road about 4/10 of a mile northeast of the area in question. On July 7, 1998 a change took place from Single Family to Mixed Office and Commercial on John Barrow Road north of W. 40th Street about 9/10 of a mile southeast of application area. The applicant's property is shown as Park/Open Space. The land to the southwest is shown as Multi -Family while a strip of Park/Open Space shown along the banks of a stream flowing south from the applicant's property. The remainder of the surrounding land is shown as Single Family. Most of the recent changes in the area have taken place along Kanis and John Barrow Roads resulting in a reduction of the amount of land available for residential uses with most changes to categories with an office component. MASTER STREET PLAN: Romine Road and the part of Junior Deputy north of Romine are shown on the Master Street Plan as Collector Streets. The remainder of Junior Deputy Road, Marlyn Drive, Belshire Drive, and Kensington Drive are classified as Residential Streets. The segment of W. 24th Street (referred to in the location of this application area) is an un -built Residential Street. The Master Street plan also shows a Class II Bikeway following Junior Deputy Road and Romine Road from Kanis Road to W. 32nd Street. Development of this amendment area would have a greater impact on the Junior Deputy / Romine Road Collector Street since the portion of Junior Deputy Road fronting the property dead ends to the south of the application area and W. 24th Street is un -built. Marlyn Drive is a stub -out off of Romine Road able to provide access into the northern portion of the property. If Marlyn Drive is extended to access the applicant's property, traffic 2 July 26, 2001 ITEM NO.: 15.1 (Cont.) FILE NO.: LU01-11-02 patterns on Romine Road will be affected. Kensington Drive will also be impacted since Belshire Drive is a stub -out that is accessed from the east by Kensington Drive. PARKS: The 2001 Little Rock Parks and Recreation Plan does not show any parks or open spaces that would be directly affected by this amendment. This property is not shown on the new Master Parks Plan. A small stream originating on this property flows into Brodie Creek. Any development of this property should address increased impacts on the floodway of the stream and the ecological balance of the natural area that will affect run-off into Brodie Creek. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The applicant's property is located in an area covered by the John Barrow Neighborhood Action Plan. The plan contains a Housing & Neighborhood Revitalization Goal of improving the overall appearance and safety of the neighborhood. The goal listed an objective of enhancing the housing opportunities for seniors in the area. The action statement supporting the enhancement of housing opportunities for seniors encourages the development of additional affordable housing in the John Barrow Neighborhood area. The appearance and safety goal is supported by the objectives of reviewing the appropriateness of existing zoning classifications and also a goal of determining design standards for new construction of single, two, and multi -family housing in the area. The plan recommends a policy to determine if existing zoning classifications compromise the interest to revitalize the housing and infrastructure and improve the overall appearance of the John Barrow Neighborhood Area. The final applicable action statement states that the design for new construction should be aesthetically pleasing and compatible with existing architecture in the area. ANALYSIS: Most of the single-family homes neighboring the subject property face Romine Road and Kensington Drive. The Ecumenical Retirement center is a large campus oriented towards Aldersgate Road across from Camp Aldersgate. Currently the only street frontage for the subject property is on Junior Deputy Road. The houses on the west side of Junior Deputy Road face the subject property. The property does not front on Romine Road or Kensington Drive but tl July 26, 2001 ITEM NO.: 15.1 (Cont.) FILE NO.: LU01-11-02 could be accessed from those streets via Marlyn Drive and Belshire Drive. The main conflict in compatibility would concern any possible development on the northwest portion of the applicant's property that could face Junior Deputy Road and as a result face the single-family residences across the street. Another conflict of uses exist between the applicant's property and the houses located on Romine Road and Kensington Drive. Without sufficient buffers, the neighboring properties would be impacted by intense residential uses on the applicant's properties. Any development of this property would need to have a sufficient buffer between any buildings and parking lots and the neighboring single-family residences. Potential development of this property would also affect the traffic patterns in the single-family area depending on the placement of new structures on the property, making a review of traffic patterns necessary. The pond located on the property occupies a significant portion of the property. As a result, less land may be available (if the pond is not filled) allowing.a higher concentration of dwelling units per acre on a smaller amount of land. Since the measurement of dwelling units per acre would include acreage for the entire property, each structure built on the property could contain a larger amount of dwelling units and remain within the proper density allowed. Since the applicant can locate large open areas any where on the property with other areas of high density, there is a great unknown as to the actual impact due to massing and scale on the existing homes. A change to Low Density Residential would allow for a lower density of dwelling units on the property. Since Single Family and Multi -Family units already exist in the neighborhood, Low Density Residential would provide for housing types not already available in the neighborhood. Low Density Residential would also provide a buffer between the less intense Single Family to the east and the more intense Multi -Family to the west by capping the density at a lower level. Leaving a buffer of Park/Open Space along the edges of the property next to the areas shown as Single Family and would also minimize the conflict between intensity of land uses. As an alternative, a Planned Development could also provide for the review of the scale and massing of future development on the property to minimize impact on neighboring properties. 4 July 26, 2001 ITEM NO.: 15.1 (Cont.) MP.TrH80RHOOD COMMENTS: FILE NO.: LU01-11-02 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, Sandpiper Neighborhood Association, Sewer District #147, Twin Lakes "A" Neighborhood Association, Twin Lakes "B" Neighborhood Association, and Westbrook Neighborhood Association. Staff has received four comments from area residents, all of which are neutral but concerned. STAFF RECOMMENDATIONS: Staff believes the change to Multi -Family is not appropriate. A change to Low Density Residential would be more preferable with a strip of Park/Open Space to buffer between intensities in use. 5 July 26, 2001 ITEM NO.: 15 FILE NO.: Z-7064 Owner: Raymond C. Cook Real Estate Trust Applicant: James E. Hathaway, Jr. Location: East of 24th and Jr. Deputy; behind Good Shepherd Request: Rezone from R-2 to MF -12 with conditions Purpose: Future expansion of Good Shepherd Ecumenical Retirement Center Campus Size: 84.5± acres Existing Use: Undeveloped, wooded SURROUNDING LAND USE AND ZONING North - Single family; zoned R-2 South - Single family; zoned R-2 East - Single family; zoned R-2 West - Single family; zoned R-2 and Good Shepherd Campus; zoned MF -18 and R-6 PUBLIC WORKS COMMENTS 1. Provide traffic impact study to Public Works before Planning Commission. Public Works withholds recommendation until impact studies are reviewed. PUBLIC TRANSPORTATION ELEMENT A CATA Bus Route does provide service to the Good Shepherd Campus via Aldersgate Road. PUBLIC NOTIFICATION All owners of property located within 200 feet of the site, all residents within 300 feet of the site who could be identified and the John Barrow, Sewer District 147, Twin Lakes, Campus Place, Kensington and'Twin Lakes "B" Neighborhood Associations were notified of the rezoning request. July 26, 2001 ITEM NO.: 15 (Cont.) FILE NO.: Z-7064 The officers of all of the above neighborhood associations were invited to a meeting hosted by the applicant on July 9, 2001. Those present were briefed on the proposal and given an opportunity to question the applicant. Additional neighborhood meetings were held on July 16 and 17, 2001. All 140+ persons who were notified of the rezoning were invited to attend one of these meetings. Two persons attended the July 16 meeting. Ten persons attended the July 17 meeting. LAND USE ELEMENT The site is located in the I-430 Planning District. The adopted plan currently recommends Park/Open Space for the site. The site is not on the City's Master Parks Plan as a future park site. A Plan Amendment has been filed asking that the site be reclassified as Low Density Residential. See Item 15.11 LU01-11-02. Staff is supportive of the proposed change. In light of the conditions proposed by the applicant, the rezoning should be compatible with the overall neighborhood. STAFF ANALYSIS The request before the Commission is to rezone this undeveloped 84.5± acre tract from 11R-2" Single Family to "MF -12" with the following conditions proposed by the applicant: 1.A permanent 50' buffer strip of undisturbed natural vegetation shall be created around the entire perimeter of the Property - except for that portion of the perimeter which abuts the current Good Shepherd campus. 2. All current and future access to the Property shall be via Aldersgate Road through the existing Good Shepherd campus. No access to the Property shall be permitted from Junior Deputy, Romine or Kensington Roads. 2 July 26, 2001 ITEM NO.: 15 (Cont.) FILE NO.: Z-7064 3. No building taller than 25' in height may be constructed within 150' of that portion of the perimeter of the Property which is adjacent to any ownership other than Good Shepherd. 4. The use of the Property shall be limited only to housing for the elderly as defined in the Little Rock Zoning Ordinance together with other buildings directly related to housing for the elderly such as a chapel, wellness center, and an administration building. 5. The maximum number of living units to be built on the Property shall be limited to 10 units per gross acre. An associated land use plan amendment has been filed asking that the site be reclassified from PK/OS to LDR. Once the property is rezoned, it will be developed for future expansion of the adjacent Good Shepherd Ecumenical Retirement Center Campus. Staff is supportive of the rezoning request and land use plan amendment. Although the site is virtually surrounded by single family homes, the conditions proposed by the applicant will assure that there will be little impact on those homes by the rezoning. The building height, use, access and density limitations proposed by the applicant will help to mitigate the impact and further insure the development's compatibility with the neighborhood. Of those conditions proposed by the applicant, staff disagrees with only one. The applicant has proposed a 50' buffer strip of undisturbed natural vegetation around the perimeter of the site - except for that portion of the perimeter which abuts the Good Shepherd Campus. Staff would prefer to see that buffer strip increased to 100 feet. A 100 foot strip comprises a relatively small portion of an 84.5± acre site. The perimeter dimensions of the site are large; 2,086 feet on the north, 2,173 feet on the east and 2,700+ feet on the west. A 100 foot buffer would provide a true visual screen, even during winter months. Public Works has raised concerns about access to the site via Aldersgate Road. There will be no other access to the site. Although the sole proposed use for the site, elderly housing, generates a smaller vehicle requirement than other 3 July 26, 2001 ITEM NO.: 15 (Cont.) FILE NO.: Z-7064 residential uses, Public Works questions whether Aldersgate Road is sufficient to accommodate even that increase in traffic. Development of this 84± acre site will require further Planning Commission review over the next many years as the various phases of the development occur. STAFF RECOMbfNDATION Staff recommends approval of the requested rezoning with conditions 2, 3, 4 and 5 as proposed by the applicant. Staff recommends that condition 1 proposed by the applicant be amended to require a 100 foot buffer rather than a 50 foot buffer and that the buffer be zoned OS, Open Space. PLANNING COMMISSION ACTION: (JULY 26, 2001) This item was discussed concurrently with item 15.1, LU01- 11-02. James Hathaway was present representing the application. There were several interested parties present; only one had indicated opposition. Letters of support had been received from the John Barrow and Pennbrook/Cloverhill Neighborhood Associations. Staff presented the item and a recommendation of approval with, one exception to the conditions proposed by the applicant. Staff recommended that a 100 foot wide buffer be retained around the site, rather than the 50 foot proposed by the applicant. Bob Turner, Director of Public Works addressed the Commission and voiced his department's concerns about Aldersgate Road and its intersection with Kanis Road. He noted that the intersection now warranted a traffic signal. He surmised that the situation at the intersection would be further worsened by the addition of traffic from the site in question. Commissioner Nunnley asked if limited access to the site was a safety concern. Mr. Turner responded that he agreed with not allowing access to the site through the adjacent residential neighborhood. He noted that Aldersgate Road would eventually connect to Shackleford Road, providing alternative access. 4 July 26, 2001 ITEM NO.: 15 (Cont.) FILE NO.: Z-7064 Commissioner Rector commented that Mr. Turner seemed most concerned with traffic at the intersection of Aldersgate and Kanis; not on Aldersgate itself. Mr. Turner confirmed that his primary concern was the intersection. Commissioner Faust asked Mr. Turner if he was recommending that the rezoning not be approved. Mr. Turner responded that he was not making that suggestion; that he was pointing out concerns he had for traffic at the intersection. Commissioner Rahman asked if the other streets could not be used to provide access to the site. Mr. Turner responded that he would prefer to see no access through the single- family neighborhood from this proposed Institutional development. James Hathaway addressed the Commission in support of the application. Mr. Hathaway made the following points regarding the issue: 1. The land use amendment application would be changed to LDR, Low Density Residential. 2. Providing a 100 foot buffer as requested by staff would not provide that much more screening but would have the effect of increasing the density of the development within the site. As a result of that increased density, there would be less open space available within the site. Mr. Hathaway stated the applicant would offer a 75 foot buffer. 3. The 500 current residents of Good Shepherd now own 150 cars. The average age of the residents is 84. At full build -out, the proposed 84.5 acre site would not generate anywhere near the amount of traffic suggested by Public Works. 4. Good Shepherd is not asking for approval of a development at this time; the Commission will have ample opportunity over time to look at each aspect of development. Good Shepherd just needs to know that they have an approved density (# of units) to know if it is feasible to buy the site. Roy West, of 2604 Romine Road, presented a petition signed by residents of properties adjacent to the site. In the 61 July 26, 2001 ITEM NO.: 15 (Cont. FILE NO.: Z-7064 petition, the residents voiced support for the proposal, with the conditions proposed by the applicant and with a 100 foot buffer, not a 50 foot buffer. Staff did not receive a copy of the petition. Nancy Elliott, of 2522 Romine Road, stated that most neighborhood residents felt fortunate that Good Shepherd wants to purchase the property. She also voiced support for Good Shepherd's plan not to bring traffic through the neighborhood. Ms. Elliott stated the petition contained 62 signatures of persons who desire a 100 foot buffer. Viola Belton, of 2119 Romine Road, stated that she also agreed that it was good to know that Good Shepherd was the applicant. Ms. Belton did reiterate Mr. Turner's concerns about traffic. Kathleen Oleson, of the League of Women Voters spoke in support of the Land Use Plan Amendment to LDR. In response to a question from Commissioner Nunnley, staff stated that a deeper buffer would provide better, year-round screening. Commissioner Nunnley responded that he agreed with the applicant's contention that a deeper buffer would concentrate the density of the development within the site. Mr. Hathaway stated the depth of the buffer is not as important as the density of the vegetation within the buffer. He stated the applicant would provide a 75 foot, undisturbed buffer. He suggested that specific screening questions could be addressed at the time a specific development is proposed. A motion was made to approve the application, with the conditions proposed by the applicant, including a 75 foot wide, undisturbed buffer. The motion was approved by a vote of 8 ayes, 0 noes and 3 absent. C1