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HomeMy WebLinkAboutZ-8301-B Staff AnalysisFILE NO.: Z-8301-B Owner: Applicant - Location: Area: Request: Purpose: Existing Use: F. C. Grass Farms, LLC Tim Daters, White-Daters and Associates North side of Valley Ranch Drive, west of Patrick Country Road 6.0965 Acres Rezone from MF-12 to 0-3 Future office development Undeveloped SURROUNDING LAND USE AND ZONING North — Undeveloped property; zoned MF-12 South — Nursing home and undeveloped property (across Valley Ranch Drive); zoned O-3 East — Undeveloped property (across Patrick Country Road); zoned R-2 and PD-R West — Undeveloped property; zoned R-2 A. PUBLIC WORKS COMMENTS: 1. Due to the proposed use of the property, the Master Street Plan specifics that Valley Ranch Drive for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvements to Valley Ranch Drive including 5-foot sidewalks with planned development. 3. Patrick Country Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 4. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvements to Patrick Country Road including 5-foot sidewalks with planned development. Z-8301-B (Cont. 5. The Master Street Plan shows Patrick Country Road to be a collector street. Patrick Country Road and Valley Ranch Drive must intersect at a 90 degree angle or by a round -a -bout. If Patrick Country Road is proposed to end prior to the connection with Valley Ranch Drive a permanent turn around must be provided on Patrick Country Road. 6. If terminated, the street name of Patrick Country Road cannot continue to the north. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA bus route. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site, and the Aberdeen Court Neighborhood Association and Coalition of West Little Rock Neighborhoods were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Pinnacle Planning District. The Land Use Plan shows Office (0) and Residential High Density (RH) for this property. The Office category provides for services directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The Residential High Density category accommodates residential development of more than twelve (12) dwelling units per acre. The request is along the boundary of these two categories. The applicant has applied for a rezoning from MF-12 (Multi -Family) to 0-3 (General Office) for future development/use. Master Street Plan: Valley Ranch Drive is a Local Street on the Master Street Plan. A Local Street is to provide access to adjacent property. Local Streets abutting non -single family zoning are considered Commercial Streets. Commercial Streets have a design standard the same as a Collector. This street may require dedication of right-of- way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. E. STAFF ANALYSIS: F. C. Grass Farms, LLC, owner of the 6.0965 acre property located on the north side of Valley Ranch Drive, west of Patrick Country Road, is requesting to rezone 2 FILE NO.: Z-8301-B {Cont. the property from "MF-12" Multifamily District to "O-Y General Office District. The rezoning is proposed to allow future office development of the property. The property is currently undeveloped and tree covered. The property has varying degrees of slope. Valley Ranch Drive runs along the south boundary of the property and currently "stubs out" near the east -west center of the property. Valley Ranch Drive will intersect with Patrick Country Road in the future. A nursing home/rehab center is located to the south across Valley Ranch Drive. Undeveloped 0-3 zoned property is also located to the south. The property to the north is undeveloped and zoned MF-12. Undeveloped property, zoned R-2 and PD-R, is located across Patrick Country Road to the east. A single family home on a large R-2 zoned acreage tract is located to the west. There is a mixture of uses further south along Cantrell Road. The City's Future Land Use Plan designates this property as "O" Office and "RH" Residential High Density. The proposed rezoning to 0-3 does not require a change to the Land Use Plan. Staff is supportive of the requested 0-3 rezoning. Staff views the request as reasonable. The property is relatively shallow from north to south (approximately 250 feet), and the proposed 0-3 zoning will allow smaller office development(s). This same owner also owns 15.65 acres of 0-3 zoned property to the south (along the west side of Patrick Country Road) which is being proposed for PD-R rezoning for patio home development. This PD-R will be on the May 10, 2012 Planning Commission agenda. Therefore, the applicant is simply proposing to move a portion of the 0-3 zoning to the north. Staff believes rezoning this property to 0-3 will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested 0-3 rezoning. PLANNING COMMISSION ACTION: (APRIL 26, 2012) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. There was no further discussion. The item was placed on the consent agenda and approved by a vote of 9 ayes, 0 noes and 2 absent. 3 April 26, 2012 ITEM NO.: 1 Owner: Applicant: Location: Area: Request: Purpose: Existing Use: SURROUNDING LAND USE FILE NO.: Z-8301-B F. C. Grass Farms, LLC Tim Daters, White-Daters and Associates North side of Valley Ranch Drive, west of Patrick Country Road 6.0965 Acres Rezone from MF-12 to 0-3 Future office development Undeveloped D ZONING North —Undeveloped property; zoned MF-12 South — Nursing home and undeveloped property (across Valley Ranch Drive); zoned O-3 East — Undeveloped property (across Patrick Country Road); zoned R-2 and PD-R West — Undeveloped property; zoned R-2 A. PUBLIC WORKS COMMENTS: 1. Due to the proposed use of the property, the Master Street Plan specifics that Valley Ranch Drive for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvements to Valley Ranch Drive including 5-foot sidewalks with planned development. 3. Patrick Country Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 4. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvements to Patrick Country Road including 5-foot sidewalks with planned development. April 26, 2012 ITEM NO.: 1 Cont. FILE NO.: Z-8301-13 5. The Master Street Plan shows Patrick Country Road to be a collector street. Patrick Country Road and Valley Ranch Drive must intersect at a 90 degree angle or by a round -a -bout. If Patrick Country Road is proposed to end prior to the connection with Valley Ranch Drive a permanent turn around must be provided on Patrick Country Road. 6. If terminated, the street name of Patrick Country Road cannot continue to the north. B. PUBLIC TRANSPORTATION ELEMENT: C 19 The site is not located on a CATA bus route_ PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site, and the Aberdeen Court Neighborhood Association and Coalition of West Little Rock Neighborhoods were notified of the public hearing. LAND USE ELEMENT: This request is located in the Pinnacle Planning District. The Land Use Plan shows Office (0) and Residential High Density (RH) for this property. The Office category provides for services directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The Residential High Density category accommodates residential development of more than twelve (12) dwelling units per acre. The request is along the boundary of these two categories. The applicant has applied for a rezoning from MF-12 (Multi -Family) to 0-3 (General Office) for future development/use. Master Street Plan: Valley Ranch Drive is a Local Street on the Master Street Plan. A Local Street is to provide access to adjacent property. Local Streets abutting non -single family zoning are considered Commercial Streets. Commercial Streets have a design standard the same as a Collector. This street may require dedication of right-of- way and may require street improvements for entrances and exits to the site. Bic cle Plan: There are no bike routes shown in the immediate vicinity. 2 April 26, 2012 ITEM NO.: 1 (Cont. E. STAFF ANALYSIS: FILE NO.: Z-8301-B F. C. Grass Farms, LLC, owner of the 6.0965 acre property located on the north side of Valley Ranch Drive, west of Patrick Country Road, is requesting to rezone the property from "MF-12" Multifamily District to "O-Y General Office District. The rezoning is proposed to allow future office development of the property. The property is currently undeveloped and tree covered. The property has varying degrees of slope. Valley Ranch Drive runs along the south boundary of the property and currently "stubs out" near the east -west center of the property. Valley Ranch Drive will intersect with Patrick Country Road in the future. A nursing home/rehab center is located to the south across Valley Ranch Drive. Undeveloped 0-3 zoned property is also located to the south. The property to the north is undeveloped and zoned MF-12. Undeveloped property, zoned R-2 and PD-R, is located across Patrick Country Road to the east. A single family home on a large R-2 zoned acreage tract is located to the west. There is a mixture of uses further south along Cantrell Road. The City's Future Land Use Plan designates this property as "O" Office and "RH" Residential High Density. The proposed rezoning to 0-3 does not require a change to the Land Use Plan. Staff is supportive of the requested 0-3 rezoning. Staff views the request as reasonable. The property is relatively shallow from north to south (approximately 250 feet), and the proposed 0-3 zoning will allow smaller office development(s). This same owner also owns 15.65 acres of 0-3 zoned property to the south (along the west side of Patrick Country Road) which is being proposed for PD-R rezoning for patio home development. This PD-R will be on the May 10, 2012 Planning Commission agenda. Therefore, the applicant is simply proposing to move a portion of the 0-3 zoning to the north. Staff believes rezoning this property to 0-3 will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested 0-3 rezoning. PLANNING COMMISSION ACTION: (APRIL 26, 2012) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. There was no further discussion. The item was placed on the consent agenda and approved by a vote of 9 ayes, 0 noes and 2 absent. 3