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HomeMy WebLinkAboutZ-8523 Staff AnalysisMarch 11, 2010 ITEM NO.: 1.1 FILE NO.: Z-8523 Owner: Manihi, LLC and Rangiroa, LLC Applicant: Jim Hathaway, Whisenhunt Investments Location: North side of Pride Valley Road, approximately 2,300 feet west of Kanis Road Area: 61.27 Acres Request: Rezone from R-2 to 0-2 Purpose: Future Office Development Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North — Floodway/creek and Kroger store development; zoned R-2 and PCD South — Undeveloped property and single family residences on large lots (across Pride Valley Road); zoned R-2 East — Single family residences on large lots; zoned R-2 West — Single family residences on large lots; zoned R-2 A. PUBLIC WORKS COMMENTS: 1. Pride Valley 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. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Pride Valley Road including 5-foot sidewalks with planned development. 3. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 4. At the time of development, streets will be required to be constructed to the Master Street Plan standard and the right-of-way dedicated. March 11, 2010 ITEM NO: 1.1 (Cont. FILE NO.: Z-8523 5. Prior to the extension of Kirk Road into the floodway, all FEMA, USCOE, State of Arkansas, Pulaski County and City of Little Rock requirements pertaining to floodplain and impacts to waters of the state are required to be met. 6. With the proposed land use and zoning change, a traffic study showing traffic projections in this area should be provided to staff. 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, all residents within 300 feet who could be identified, and the Parkway Place Neighborhood Association and Coalition of West Little Rock Neighborhoods were notified of the rezoning request. D. LAND USE ELEMENT: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a rezoning R-2 Single Family District to 0-2 Office and Institutional District. The applicant has also filed a land use plan amendment from Residential Low Density to Office for this agenda. Master Street Plan: Pride Valley Road is a Collector on the Master Street Plan. A proposed Collector is shown along the western boundary of this property. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets 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 for this area. Nei.ghborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. March 11, 2010 ITEM NO: 1.1 Cont. FILE NO.: Z-8523 E. STAFF ANALYSIS: Manihi, LLC and Rangiroa, LLC, owners of the 61.27 acre property located along the north side of Pride Valley Road, approximately 2,300 feet west of Kanis Road, are requesting to rezone the property from "R-2" Single Family District to "0-2" Office and Institutional District. The rezoning is proposed for future office development of the property. The property is currently undeveloped and wooded, with varying degrees of slope. The property generally slopes upward from Pride Valley Road. There is a wide Entergy easement which runs north/south through the west portion of the property near Zanzibar Road. Large electrical transmission lines are located within the easement. The general area contains a mixture of uses and zoning. A mixture of commercial uses, including a Kroger store, car dealership, bank and lumberyard, is located to the north and northeast along Chenal Parkway. Single family residences on large lots are located to the east, west and south (across Pride Valley Road). There is also undeveloped R-2 zoned property to the south. The City's Future Land Use Plan designates this property as "Residential Low Density". A Land Use Plan Amendment to "Office" is a separate item on this agenda. Staff is supportive of the requested rezoning to 0-2. Staff believes the proposed 0-2 zoning for the site will be appropriate, with an office park type development serving as a transition from the rather intense commercial developments along Chenal Parkway to the single family residences on large lots located to the south and west. The property is located at what will be an intersection of two (2) collector streets, Pride Valley Road and the future extension of Kirk Road. According to the City's Master Street Plan, a collector street is defined as a traffic connection from local streets (residential streets) to Arterials or to activity centers, with the secondary function of providing access to adjoining property. Staff believes this definition supports the concept of transitioning from the single family uses to the south and west, along the collector streets through and adjacent to this property, to the more intense commercial uses along Chenal Parkway. Staff believes that proper development of this property will have no adverse impact on the adjacent properties or general area. The 0-2 zoning district is a site plan review district. Any development of the property will require public review and approval by the Planning Commission. Issues related to buffers, screening, landscaping, building heights, building setbacks, access, parking, etc. will be considered with the site plan review application(s). March 11, 2010 ITEM NO: 1.1 (Cont.) FILE NO.: Z-8523 F. STAFF RECOMMENDATION: Staff recommends approval of the requested 0-2 rezoning. PLANNING COMMISSION ACTION: (MARCH 11, 2010) Jim Hathaway, Robert Brown, Mark Wright, Tom Fritchey, Kevin Hutchinson and Greg Simmons were present, representing the application. There was one (1) additional person present in support of the application. There were two (2) persons present in opposition. Staff presented the application with a recommendation of approval. Jim Hathaway addressed the Commission in support of the application. He explained that the intent was to develop the property for an `office park" type development. He noted that the proposed 0-2 zoning required site plan review approval by the Planning Commission. He explained that Southwest Power Pool was proposing to develop approximately 20 acres of the overall property, and that a site plan would be on an upcoming Planning Commission agenda. Randy Cooper of 16325 Pride Valley Road spoke in support of the application. He explained that 0-2 zoning would be a good use for the property. Ruth Bell addressed the Commission in opposition. She expressed concern with the overall size of the property as an office development adjacent to residential zoning. She did state that she could support the property being developed in an office park setting, similar to the Westlake Office Park on Shackleford Road. Barry Haas, with Improvement District #349, addressed the Commission. He explained that the property proposed for rezoning was in the water improvement district and would remain in the district after annexation, until debt for the infrastructure was paid. Barbara Chastain addressed the Commission in opposition. She explained that her main concern was the future traffic on Pride Valley Road generated by the development. There was a brief discussion related to the water improvement district and how it functioned. Mr. Hathaway spoke in response to the opposition. He explained that Kirk Road would be extended through this property to Pride Valley Road and would involve a bridge over Rock Creek. He noted that the infrastructure costs would make single-family development of the property very difficult. He discussed the purchase contract for the property. He noted that the request for annexation had rd March 11, 2010 ITEM NO: 1.1 (Cont.) FILE NO.: Z-8523 been filed with the county. He explained the cost of the project by Southwest Power Pool and how many new jobs it would generate. Mr. Haas addressed the Commission and clarified issues related to the water improvement district. Commissioner Devine asked if the cost figures given by Mr. Hathaway included the land. Mr. Hathaway noted that it was just for development costs. Chairman Yates asked about the permitted uses and area regulations in 0-2 zoning. Staff explained the height and building setback regulations for 0-2 zoning. Staff also noted that multifamily was not a permitted use in 0-2 zones. There was a brief discussion of the floodway area adjacent to the property. There was also discussion related to future development plans for the property. Commissioner Rouse asked what building height would be proposed for the Southwest Power Pool development. Mr. Hathaway explained that building construction would be four (4) stories or approximately 60 feet. Commissioner Changose asked why the entire 60 acres was being rezoned and not just the 20 acres to be developed by Southwest Power Pool. Mr. Hathaway explained that the infrastructure costs made it necessary to zone the entire 60 acres. Commissioner Rector explained that the site plan review requirement for 0-2 zoning would assure quality development of the property. Chairman Yates asked about improvements to Pride Valley Road and maintenance and upkeep of the road during construction. Mr. Hathaway explained that street improvements would be made with development of the property. He noted that repairs would be made to the roadway during construction. There was a brief discussion related to the property ownership. There was a motion to approve the requested rezoning to 0-2. The motion passed by a vote of 8 ayes, 1 nay and 2 absent. The application was approved. 61 FILE NO.: Z-8523 Owner: Applicant: Location: Area: Request: Purpose: Existing Use: Manihi, LLC and Rangiroa, LLC Jim Hathaway, Whisenhunt Investments North side of Pride Valley Road, approximately 2,300 feet west of Kanis Road 61.27 Acres Rezone from R-2 to 0-2 Future Office Development Undeveloped SURROUNDING LAND USE AND ZONING North — Floodway/creek and Kroger store development; zoned R-2 and PCD South — Undeveloped property and single family residences on large lots (across Pride Valley Road); zoned R-2 East — Single family residences on large lots; zoned R-2 West — Single family residences on large lots; zoned R-2 A. PUBLIC WORKS COMMENTS: 1. Pride Valley 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. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Pride Valley Road including 5-foot sidewalks with planned development. 3. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 4. At the time of development, streets will be required to be constructed to the Master Street Plan standard and the right-of-way dedicated. 5. Prior to the extension of Kirk Road into the floodway, all FEMA, USCOE, State of Arkansas, Pulaski County and City of Little Rock FILE NO.: Z-8523 (Cont. requirements pertaining to floodplain and impacts to waters of the state are required to be met. 6. With the proposed land use and zoning change, a traffic study showing traffic projections in this area should be provided to staff. 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, all residents within 300 feet who could be identified, and the Parkway Place Neighborhood Association and Coalition of West Little Rock Neighborhoods were notified of the rezoning request. D. LAND USE ELEMENT: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a rezoning R-2 Single Family District to 0-2 Office and Institutional District. The applicant has also filed a land use plan amendment from Residential Low Density to Office for this agenda. Master Street Plan: Pride Valley Road is a Collector on the Master Street Plan. A proposed Collector is shown along the western boundary of this property. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets 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 for this area. Nei hborhood 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: Manihi, LLC and Rangiroa, LLC, owners of the 61.27 acre property located along the north side of Pride Valley Road, approximately 2,300 feet west of Kanis Road, are requesting to rezone the property from "R-2" 2 FILE NO.: Z-8523 (Cont. Single Family District to "0-2" Office and Institutional District. The rezoning is proposed for future office development of the property. The property is currently undeveloped and wooded, with varying degrees of slope. The property generally slopes upward from Pride Valley Road. There is a wide Entergy easement which runs north/south through the west portion of the property near Zanzibar Road. Large electrical transmission lines are located within the easement. The general area contains a mixture of uses and zoning. A mixture of commercial uses, including a Kroger store, car dealership, bank and lumberyard, is located to the north and northeast along Chenal Parkway. Single family residences on large lots are located to the east, west and south (across Pride Valley Road). There is also undeveloped R-2 zoned property to the south. The City's Future Land Use Plan designates this property as "Residential Low Density". A Land Use Plan Amendment to "Office" is a separate item on this agenda. Staff is supportive of the requested rezoning to 0-2. Staff believes the proposed 0-2 zoning for the site will be appropriate, with an office park type development serving as a transition from the rather intense commercial developments along Chenal Parkway to the single family residences on large lots located to the south and west. The property is located at what will be an intersection of two (2) collector streets, Pride Valley Road and the future extension of Kirk Road. According to the City's Master Street Plan, a collector street is defined as a traffic connection from local streets (residential streets) to Arterials or to activity centers, with the secondary function of providing access to adjoining property. Staff believes this definition supports the concept of transitioning from the single family uses to the south and west, along the collector streets through and adjacent to this property, to the more intense commercial uses along Chenal Parkway. Staff believes that proper development of this property will have no adverse impact on the adjacent properties or general area. The 0-2 zoning district is a site plan review district. Any development of the property will require public review and approval by the Planning Commission. Issues related to buffers, screening, landscaping, building heights, building setbacks, access, parking, etc. will be considered with the site plan review application(s). F. STAFF RECOMMENDATION: Staff recommends approval of the requested 0-2 rezoning. 3 FILE NO.: Z-8523 (Cont. PLANNING COMMISSION ACTION: (MARCH 11, 2010) Jim Hathaway, Robert Brown, Mark Wright, Tom Fritchey, Kevin Hutchinson and Greg Simmons were present, representing the application. There was one (1) additional person present in support of the application. There were two (2) persons present in opposition. Staff presented the application with a recommendation of approval. Jim Hathaway addressed the Commission in support of the application. He explained that the intent was to develop the property for an `office park" type development. He noted that the proposed 0-2 zoning required site plan review approval by the Planning Commission. He explained that Southwest Power Pool was proposing to develop approximately 20 acres of the overall property, and that a site plan would be on an upcoming Planning Commission agenda. Randy Cooper of 16325 Pride Valley Road spoke in support of the application. He explained that 0-2 zoning would be a good use for the property. Ruth Bell addressed the Commission in opposition. She expressed concern with the overall size of the property as an office development adjacent to residential zoning. She did state that she could support the property being developed in an office park setting, similar to the Westlake Office Park on Shackleford Road. Barry Haas, with Improvement District #349, addressed the Commission. He explained that the property proposed for rezoning was in the water improvement district and would remain in the district after annexation, until debt for the infrastructure was paid. Barbara Chastain addressed the Commission in opposition. She explained that her main concern was the future traffic on Pride Valley Road generated by the development. There was a brief discussion related to the water improvement district and how it functioned. Mr. Hathaway spoke in response to the opposition. He explained that Kirk Road would be extended through this property to Pride Valley Road and would involve a bridge over Rock Creek. He noted that the infrastructure costs would make single-family development of the property very difficult. He discussed the purchase contract for the property. He noted that the request for annexation had been filed with the county. He explained the cost of the project by Southwest Power Pool and how many new jobs it would generate. Mr. Haas addressed the Commission and clarified issues related to the water improvement district. 19 FILE NO.: Z-8523 Cont. Commissioner Devine asked if the cost figures given by Mr. Hathaway included the land. Mr. Hathaway noted that it was just for development costs. Chairman Yates asked about the permitted uses and area regulations in 0-2 zoning. Staff explained the height and building setback regulations for 0-2 zoning. Staff also noted that multifamily was not a permitted use in 0-2 zones. There was a brief discussion of the floodway area adjacent to the property. There was also discussion related to future development plans for the property. Commissioner Rouse asked what building height would be proposed for the Southwest Power Pool development. Mr. Hathaway explained that building construction would be four (4) stories or approximately 60 feet. Commissioner Changose asked why the entire 60 acres was being rezoned and not just the 20 acres to be developed by Southwest Power Pool. Mr. Hathaway explained that the infrastructure costs made it necessary to zone the entire 60 acres. Commissioner Rector explained that the site plan review requirement for 0-2 zoning would assure quality development of the property. Chairman Yates asked about improvements to Pride Valley Road and maintenance and upkeep of the road during construction. Mr. Hathaway explained that street improvements would be made with development of the property. He noted that repairs would be made to the roadway during construction. There was a brief discussion related to the property ownership. There was a motion to approve the requested rezoning to 0-2. The motion passed by a vote of 8 ayes, 1 nay and 2 absent. The application was approved. 5