HomeMy WebLinkAboutZ-7684 Staff AnalysisSeptember 9, 2004
ITEM NO.: H.1 FILE NO.: Z-7684
Owner:
Applicant:
Location:
Area:
Request:
Purpose:
Existing Use:
Ranch Properties, Inc.
White-Daters and Associates
East side of Chenonceau Blvd., north of
Cantrell Road
1.97 Acres
Rezone from R-2 to 0-3
Future Office Development
Undeveloped
SURROUNDING LAND USE AND ZONING
North — Undeveloped property (across future extension of
Chenonceau Blvd.); zoned R-2
South — Office development (across creek); zoned PCD
East — Undeveloped property; zoned R-2
West — Apartment complex under construction
(across Chenonceau Blvd.); zoned MF -18
PUBLIC WORKS COMMENTS:
1. Chenonceau construction will need to be completed and accepted with
the proposed development.
PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA Bus Route. Route 25 (Highway 10
Express Route) runs along Cantrell Road to the south.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified, and the River Valley and
Aberdeen Court Neighborhood Associations were notified of the public
hearing.
September 9, 2004
ITEM NO.: H.1 (Cont.) FILE NO.: Z-7
D. LAND USE ELEMENT:
This request is located in the Pinnacle Planning District. The Land Use
Plan shows Single Family for this property. The applicant has applied for
0-3 zoning for future office development.
A land use plan amendment for a change to Mixed Office Commercial is a
separate item on this agenda. (Item #4)
Master Street Plan:
Chenonceau is shown as a local street on the Master Street Plan and is
built to a two-lane section. Chenonceau will be required to be built to a
Minor Commercial Collector standard. Dedication of right-of-way and
street improvements may be required.
City Recognized Neighborhood Action Plan:
The property under review is not located in an area covered by a City of
Little Rock recognized neighborhood action plan.
E. STAFF ANALYSIS:
Ranch Properties, Inc., owner of the 1.97 Acres property located along the
east side of Chenonceau Blvd., north of Cantrell Road, is requesting to
rezone the property from "R-2" Single Family District to "O-3" General
Office District. The rezoning is proposed for future office development of
the property.
The property is currently undeveloped and partially tree -covered. The
property is relatively flat, and located approximately three (3) feet below
the grade of Chenonceau Blvd. Chenonceau Blvd. currently ends at the
north corner of this property. There is a creek/drainage structure located
along the property's south property line.
The general area along Chenonceau Blvd., north of Cantrell Road,
contains a mixture of uses and zoning. There is an apartment complex
under development across Chenonceau Blvd. to the west, with
undeveloped R-2 zoned property to the north and east. There is an office
development to the south. The Arkansas Baptist school campus is
located to the southeast. There is undeveloped C-3 zoned property
further south at the northeast and northwest corners of Chenonceau Blvd.
and Cantrell Road.
2
September 9, 2004
ITEM NO.: H.1 (Cont,) FILE NO.: Z-7684
The City's Future Land Use Plan designates this property as Single
Family. A Land Use Plan Amendment for a change to Mixed Office
Commercial is a separate item on this agenda (Item #4).
Staff is not supportive of the requested 0-3 zoning. Given the fact that
there is a multifamily project under development to the west and
undeveloped R-2 single family property to the north and east, staff feels
that "O-1" Quiet Office District is a much better alternative for the property.
The 0-1 district allows for office development at a smaller scale than the
0-3 district, a scale which will be much more compatible with the adjacent
residential zonings. The 0-1 district allows a maximum building height
of 35 feet, which is the same maximum building height as the R-2 and
MF -18 districts. The 0-3 zoning district allows a building height of up to
60 feet. Staff feels that the property 0-3 zoning will not be compatible
with the adjacent properties.
F. STAFF RECOMMENDATION:
Staff recommends denial of the requested 0-3 zoning. Staff recommends
approval of 0-1 zoning for the property.
PLANNING COMMISSION ACTION: (JULY 29, 2004)
Staff informed the Commission that the applicant submitted a letter requesting
that the application be deferred to the September 9, 2004 agenda. Staff
supported the deferral request.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for deferral to the September 9, 2004 agenda. A motion to that
effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent.
The application was deferred.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 2004)
Staff informed the Commission that the applicant submitted a letter revising the
application to rezone the property from R-2 to 0-1, instead of R-2 to 0-3. Staff
recommended approval of the 0-1 rezoning.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for approval as revised and recommended by staff. A motion
to that effect was made. The motion passed by a vote of 7 ayes, 0 nays and
4 absent. The revised application was approved.
3
FILE NO.: Z -
Owner:
Applicant:
Location:
Area:
Request:
Purpose:
Existing Use:
Ranch Properties, Inc.
White-Daters and Associates
East side of Chenonceau Blvd., north of
Cantrell Road
1.97 Acres
Rezone from R-2 to 0-3
Future Office Development
Undeveloped
SURROUNDING LAND USE AND ZONING
0
North — Undeveloped property (across future extension of
Chenonceau Blvd_); zoned R-2
South — Office development (across creek); zoned PCD
East — Undeveloped property; zoned R-2
West — Apartment complex under construction
(across Chenonceau Blvd.); zoned MF -18
PUBLIC WORKS COMMENTS:
1. Chenonceau construction will need to be completed and accepted with
the proposed development.
PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA Bus Route. Route 25 (Highway 10
Express Route) runs along Cantrell Road to the south.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified, and the River Valley and Aberdeen
Court Neighborhood Associations were notified of the public hearing.
FILE NO.: Z-7684 Cont.)
D. LAND USE ELEMENT:
This request is located in the Pinnacle Planning District. The Land Use
Plan shows Single Family for this property. The applicant has applied for
0-3 zoning for future office development.
A land use plan amendment for a change to Mixed Office Commercial is a
separate item on this agenda. (Item #4)
Master Street Plan:
Chenonceau is shown as a local street on the Master Street Plan and is
built to a two-lane section. Chenonceau will be required to be built to a
Minor Commercial Collector standard. Dedication of right-of-way and
street improvements may be required.
City Reco_ nized Neighborhood Action Plan:
The property under review is not located in an area covered by a City of
Little Rock recognized neighborhood action plan.
E. STAFF ANALYSIS:
Ranch Properties, Inc., owner of the 1.97 Acres property located along the
east side of Chenonceau Blvd., north of Cantrell Road, is requesting to
rezone the property from "R-2" Single Family District to "O-3" General
Office District. The rezoning is proposed for future office development of
the property.
The property is currently undeveloped and partially tree -covered. The
property is relatively flat, and located approximately three (3) feet below
the grade of Chenonceau Blvd. Chenonceau Blvd. currently ends at the
north corner of this property. There is a creek/drainage structure located
along the property's south property line.
The general area along Chenonceau Blvd., north of Cantrell Road,
contains a mixture of uses and zoning. There is an apartment complex
under development across Chenonceau Blvd. to the west, with
undeveloped R-2 zoned property to the north and east. There is an office
development to the south. The Arkansas Baptist school campus is
located to the southeast. There is undeveloped C-3 zoned property
further south at the northeast and northwest corners of Chenonceau Blvd.
and Cantrell Road.
4
FILE NO.: Z-7684 (Cont.)
The City's Future Land Use Plan designates this property as Single
Family. A Land Use Plan Amendment for a change to Mixed Office
Commercial is a separate item on this agenda (Item #4).
Staff is not supportive of the requested 0-3 zoning. Given the fact that
there is a multifamily project under development to the west and
undeveloped R-2 single family property to the north and east, staff feels
that "O-1" Quiet Office District is a much better alternative for the property.
The 0-1 district allows for office development at a smaller scale than the
0-3 district, a scale which will be much more compatible with the adjacent
residential zonings. The 0-1 district allows a maximum building height
of 35 feet, which is the same maximum building height as the R-2 and MF -
18 districts. The 0-3 zoning district allows a building height of up to 60
feet. Staff feels that the property 0-3 zoning will not be compatible with
the adjacent properties.
F. STAFF RECOMMENDATION:
Staff recommends denial of the requested 0-3 zoning. Staff recommends
approval of 0-1 zoning for the property.
PLANNING COMMISSION ACTION: (JULY 29, 2004)
Staff informed the Commission that the applicant submitted a letter requesting
that the application be deferred to the September 9, 2004 agenda. Staff
supported the deferral request.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for deferral to the September 9, 2004 agenda. A motion to that
effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent.
The application was deferred.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 2004)
Staff informed the Commission that the applicant submitted a letter revising the
application to rezone the property from R-2 to 0-1, instead of R-2 to 0-3. Staff
recommended approval of the 0-1 rezoning.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for approval as revised and recommended by staff. A motion to
that effect was made. The motion passed by a vote of 7 ayes, 0 nays and
4 absent. The revised application was approved.
K