HomeMy WebLinkAboutZ-7685 Staff AnalysisSeptember 9, 2004
ITEM NO.: H._ FILE NO.: Z-7685
Owner: FC Grass Farms Partnership
Applicant: White-Daters and Associates
Location: South side of Valley Ranch Drive, north of
Cantrell Road
Area: 3.8381 Acres
Request: Rezone from R-2 to 0-3
Purpose: Future Office Development
Existing Use: Undeveloped
SURROUNDING LAND USE AND ZONING
North — Undeveloped property (across future extension of Valley Ranch
Drive); zoned R-2
South — Undeveloped property; zoned 0-3
East — Undeveloped property (across Patrick Country Road); zoned R-2
West — Undeveloped property (across Valley Ranch Drive); zoned R-2
A. PUBLIC WORKS COMMENTS:
1. Valley Ranch Drive construction will need to be completed and
accepted with the proposed development.
B. 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.2 Cont. FILE NO.: 2_-7685
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 Office is a separate item on
this agenda. (Item #4)
Master Street Plan:
Valley Ranch Road is shown as a local street on the Master Street Plan
and is unbuilt adjacent to this zoning. It would be required to be built to a
Minor Commercial Collector standard. Dedication of right-of-way and
street improvements may be required.
Patrick County Road is shown as a Collector on the Master Street Plan is
built to a two lane chip seal with open ditch 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:
FC Grass Farms Partnership, owner of the 3.8381 Acre property located
along the south side of Valley Ranch Drive, north of Cantrell Road, is
requesting to rezone the property from "R-2" Single Family District to "0-3"
General Office District. The rezoning is proposed to incorporate the
property into the existing 0-3 zoned property immediately to the south for
future office development.
The property is currently undeveloped and wooded, with varying degrees
of slope. Valley Ranch Drive currently ends near the southwest corner of
the property. In the future Valley Ranch Drive will be extended along this
property's north boundary, and connect into Patrick Country Road.
The property to the north and east (across Patrick Country Road) is
currently undeveloped and zoned R-2. The property immediately to the
south is zoned 0-3. There are a few nonconforming residential structures
within this 0-3 zoned area. Undeveloped R-2 zoned property is also
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September 9, 2004
ITEM NO.: H.2 Cont.) FILE NO.: Z-7685
located to the west, across Valley Ranch Drive. A school development is
located further west, with undeveloped 0-1 zoned property to the
southwest, along the west side of Valley Ranch Drive.
The City's Future Land Use Plan designates this property as Single
Family. The applicant has filed a Land Use Plan amendment for a
change to office which is a separate item on this agenda (Item #4).
Staff is supportive of the requested 0-3 zoning. Staff feels that it is
reasonable to zone this 3.8381 acres to 0-3 to be incorporated into the
existing 0-3 zoned property immediately to the south for future office
development. However, given the fact that there will be future single
family residences located to the north across the future extension of
Valley Ranch Drive, staff believes that a 50 foot wide OS buffer and no
vehicular access easement (outside the Valley Ranch Drive right-of-way)
will be appropriate along the north boundary of the property. The OS
zoned buffer/no vehicular access easement should run for approximately
1,050 linear feet, beginning at the northeast corner of the property (Patrick
Country Road) and running west to near the southwest corner of the
property. Staff believes that this will help screen and buffer the future
single family residences from the future office development. With the OS
area provided, staff feels that the requested 0-3 zoning will have no
adverse impact on the general area.
F. STAFF RECOMMENDATION -
Staff recommends approval of the requested 0-3 zoning, subject to a 50
foot wide OS buffer/no vehicular access easement being provided along
the north property line, outside the right-of-way for Valley Ranch Drive.
The OS strip should run from Patrick Country Road to the west
approximately 1,050 linear feet.
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.
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September 9, 2004
ITEM NO.: H.2 Cont. FILE NO.: Z-7585
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 2004)
Staff informed the Commission that the applicant submitted a letter requesting
that the application be withdrawn. Staff supported the withdrawal request.
With a vote of 7 ayes, 0 nays and 4 absent, the Commission voted to waive their
bylaws and accept the withdrawal request less than five (5) days prior to the
public hearing.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for withdrawal. A motion to that effect was made. The motion
passed by a vote of 7 ayes, 0 nays and 4 absent. The application was
withdrawn.
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July 29, 2004
ITEM NO.: 5 FILE NO..: Z-7685
Owner: FC Grass Farms Partnership
Applicant: White-Daters and Associates
Location: South side of Valley Ranch Drive, north of
Cantrell Road
Area: 3.8381 Acres
Request: Rezone from R-2 to 0-3
Purpose: Future Office Development
Existing Use: Undeveloped
SURROUNDING LAND USE AND ZONING
North — Undeveloped property (across future extension of Valley Ranch
Drive); zoned R-2
South — Undeveloped property; zoned 0-3
East — Undeveloped property (across Patrick Country Road); zoned R-2
West — Undeveloped property (across Valley Ranch Drive); zoned R-2
A. PUBLIC WORKS COMMENTS:
1. Valley Ranch Drive construction will need to be completed and
accepted with the proposed development.
B. 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.
July 29, 2004
ITEM NO.: 5 (Cont.) FILE NO.: Z-7685
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 Office is a separate item on
this agenda. (Item #4)
Master Street Plan:
Valley Ranch Road is shown as a local street on the Master Street Plan
and is unbuilt adjacent to this zoning. It would be required to be built to a
Minor Commercial Collector standard. Dedication of right-of-way and
street improvements may be required.
Patrick County Road is shown as a Collector on the Master Street Plan is
built to a two lane chip seal with open ditch 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:
FC Grass Farms Partnership, owner of the 3.8381 Acre property located
along the south side of Valley Ranch Drive, north of Cantrell Road, is
requesting to rezone the property from "R-2" Single Family District to "04,
General Office District. The rezoning is proposed to incorporate the
property into the existing 0-3 zoned property immediately to the south for
future office development.
The property is currently undeveloped and wooded, with varying degrees
of slope. Valley Ranch Drive currently ends near the southwest corner of
the property. In the future Valley Ranch Drive will be extended along this
property's north boundary, and connect into Patrick Country Road.
The property to the north and east (across Patrick Country Road) is
currently undeveloped and zoned R-2. The property immediately to the
south is zoned 0-3. There are a few nonconforming residential structures
within this 0-3 zoned area. Undeveloped R-2 zoned property is also
July 29, 2004
ITEM NO.: 5 (Cont.) FILE NO.: Z-7585
located to the west, across Valley Ranch Drive. A school development is
located further west, with undeveloped 0-1 zoned property to the
southwest, along the west side of Valley Ranch Drive.
The City's Future Land Use Plan designates this property as Single
Family. The applicant has filed a Land Use Plan amendment for a
change to office which is a separate item on this agenda (Item #4).
Staff is supportive of the requested 0-3 zoning. Staff feels that it is
reasonable to zone this 3.8381 acres to 0-3 to be incorporated into the
existing 0-3 zoned property immediately to the south for future office
development. However, given the fact that there will be future single
family residences located to the north across the future extension of
Valley Ranch Drive, staff believes that a 50 foot wide OS buffer and no
vehicular access easement (outside the Valley Ranch Drive right-of-way)
will be appropriate along the north boundary of the property. The OS
zoned buffer/no vehicular access easement should run for approximately
1,050 linear feet, beginning at the northeast corner of the property (Patrick
Country Road) and running west to near the southwest corner of the
property. Staff believes that this will help screen and buffer the future
single family residences from the future office development. With the OS
area provided, staff feels that the requested 0-3 zoning will have no
adverse impact on the general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested 0-3 zoning, subject to a 50
foot wide OS buffer/no vehicular access easement being provided along
the north property line, outside the right-of-way for Valley Ranch Drive.
The OS strip should run from Patrick Country Road to the west
approximately 1,050 linear feet.
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.
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