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HomeMy WebLinkAboutZ-8301-A-2 Staff AnalysisAugust 21, 2008 ITEM NO.: 3.1 FILE NO.: Z-8301-A Owner: FC Grass Farms Limited Partnership Applicant: Ed Willis Location: West side of Patrick Country Road, approximately 0.44 mile north of Cantrell Road Area: 39.9 Acres Request: Rezone from R-2 to MF-18 Purpose: Future multifamily development Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING lT ZI North - Undeveloped property; zoned R-2 South — Undeveloped property; zoned 0-3 East — Undeveloped property (across Patrick Country Road); zoned R-2 West — Undeveloped property and single-family residence; zoned R-2 PUBLIC WORKS COMMENTS: 1. 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. This dedication should along the eastern property line. 2. Due to the proposed use of the property, the Master Street Plan specifies that Valley Ranch Drive Street for the frontage of this property must meet commercial street standards. Dedicate right-of- way to 30 feet from centerline. 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 Aberdeen Court Property Owners Association were notified of the public hearing. August 21, 2008 ITEM NO: 3.1(Cont.) FILE NO.: Z-8301-A D. LAND USE ELEMENT: This request is located in the Pinnacle Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a rezoning from R-2 to MF-18. A Land Use Plan Amendment is a separate item on this agenda (LU08- 20-02). Master Street Plan: Valley Ranch Drive is shown as a Local Street on the Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These 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 and might require street improvements even if there is no entrance or exit. Bicycle Plan: A Class II bikeway is shown along Cantrell Road according to the Master Street Plan bicycle section. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right-of-way may be required. 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 Limited Partnership, owner of the 39.9 acre property located along the west side of Patrick Country Road (approximately 0.44 mile north of Cantrell Road), is requesting to rezone the property from "R-2" Single Family District to "MF-18" Multifamily District. The rezoning is proposed to allow future multifamily development of the property (up to 18 residential units per gross acre). The property is currently undeveloped and wooded, and is located at the north end of Patrick Country Road. The property has varying degrees of slope. 6 August 21, 2008 ITEM NO: 3.1 (Cont.) _ _ FILE NO.: Z-8301-A The 39.9-acre property is surrounded almost entirely by undeveloped property. Undeveloped R-2 zoned property is located to the north, east and west. There is a large single-family residence to the southwest. Undeveloped 0-3 zoned property is located immediately south, with office uses further south along Valley Ranch Drive, which will extend along the south boundary of this property in the future. There is an existing multifamily development, also zoned MF-18, to the southeast along the east side of Patrick Country Road. The City's Future Land Use Plan designates this property as Low Density Residential. A Land Use Plan Amendment application for a change to Multifamily is a separate item on this agenda. Staff is supportive of the requested rezoning to MF-18 and Land Use Plan Amendment to Multifamily. Staff views the request as reasonable. The property is located along the west side of Patrick -Country Road, which is classified as a collector street by the City's Master Street Plan. The ordinance requires that MF-18 zoning be located along a collector or arterial street. Staff feels that a medium -density residential development of this property will be appropriate to serve as a transition from the 0-3 Office zoning immediately to the south and the R-2 Single Family zoning to the north. Staff believes future MF-18 development of this property will have no adverse impact on the adjacent properties or the general area. Future development of this property will likely consist of multiple buildings. This will require site plan review and approval by the Planning Commission. F. STAFF RECOMMENDATION: Staff recommends approval of the requested MF-18 rezoning. PLANNING COMMISSION ACTION: (AUGUST 21, 2008) Joe White was present, representing the application. There was one (1) objector present. Staff presented the item with a recommendation of approval. Joe White addressed the Commission in support of the application. He explained that there was a demand for multifamily property in the area. Gary Garrett addressed the Commission in opposition. He noted that he represented the property owner immediately to the west. He explained that the land use designation of this property was recently changed to Low Density Residential (LDR), and expressed comments made at the time of the change. He discussed the abutting streets to the subject property. He discussed possible conditions to be placed on the rezoning. 3 August 21, 2008 ITEM NO: 3.1 (Cont. FILE NO.: Z-8301-A Mr. White noted that Valley Ranch Drive was constructed as a collector street. He also noted that a future site plan review could address buffering between this property and the property to west. He asked if MF-12 zoning fit within the LDR land use plan designation. Walter Malone, Planning Staff, explained that MF-12 zoning would be considered Low Density Residential and the Land Use Plan would not have to be changed. Mr. White noted that the property owners to the north and east were not opposed to the rezoning. Mr. White amended the application to be a rezoning to MF-12, with a 100-foot undisturbed buffer along the west property line. He requested to withdrew the Land Use Plan amendment. The Commission voted to withdraw the Land Use Plan amendment. The issue of the buffer was discussed. Staff noted that the buffer would be an undisturbed buffer. Mr. White noted that it would be an undisturbed buffer. Mr. Garnett noted that he was still opposed. There was a motion to approve the application, as revised. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. The revised application was approved. a] FILE NO.: Z-8301-A Owner: Applicant: Location: Area: Request: Purpose: Existing Use: FC Grass Farms Limited Partnership Ed Willis West side of Patrick Country Road, approximately 0.44 mile north of Cantrell Road 39.9 Acres Rezone from R-2 to MF-18 Future multifamily development Undeveloped SURROUNDING LAND USE AND ZONING I 1:3 North — Undeveloped property; zoned R-2 South — Undeveloped property; zoned 0-3 East — Undeveloped property (across Patrick Country Road); zoned R-2 West — Undeveloped property and single-family residence; zoned R-2 PUBLIC WORKS COMMENTS: 1. 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. This dedication should along the eastern property line. 2. Due to the proposed use of the property, the Master Street Plan specifies that Valley Ranch Drive Street for the frontage of this property must meet commercial street standards. Dedicate right-of- way to 30 feet from centerline. 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 Aberdeen Court Property Owners Association were notified of the public hearing. FILE NO.: Z-8301-A (Cont. D. LAND USE ELEMENT: This request is located in the Pinnacle Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a rezoning from R-2 to MF-18. A Land Use Plan Amendment is a separate item on this agenda (LU08- 20-02). Master Street Plan: Valley Ranch Drive is shown as a Local Street on the Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These 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 and might require street improvements even if there is no entrance or exit. Bicycle Plan: A Class II bikeway is shown along Cantrell Road according to the Master Street Plan bicycle section. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right-of-way may be required. 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 Limited Partnership, owner of the 39.9 acre property located along the west side of Patrick Country Road (approximately 0.44 mile north of Cantrell Road), is requesting to rezone the property from "R-2" Single Family District to "MF-18" Multifamily District. The rezoning is proposed to allow future multifamily development of the property (up to 18 residential units per gross acre). The property is currently undeveloped and wooded, and is located at the north end of Patrick Country Road. The property has varying degrees of slope. OA, FILE NO.: Z-8301-A (Cont: The 39.9-acre property is surrounded almost entirely by undeveloped property. Undeveloped R-2 zoned property is located to the north, east and west. There is a large single-family residence to the southwest. Undeveloped 0-3 zoned property is located immediately south, with office uses further south along Valley Ranch Drive, which will extend along the south boundary of this property in the future. There is an existing multifamily development, also zoned MF-18, to the southeast along the east side of Patrick Country Road. The City's Future Land Use Plan designates this property as Low Density Residential. A Land Use Plan Amendment application for a change to Multifamily is a separate item on this agenda, Staff_ is supportive of the requested rezoning to MF-18 and Land Use Plan Amendment to Multifamily. Staff views the request as reasonable. The property is located along the west side of Patrick Country Road, which is classified as a collector street by the City's Master Street Plan. The ordinance requires that MF-18 zoning be located along a collector or arterial street. Staff feels that a medium -density residential development of this property will be appropriate to serve as a transition from the 0-3 Office zoning immediately to the south and the R-2 "Single Family zoning to the north. Staff believes future MF-18 development of this property will have no adverse impact on the adjacent properties or the general area. Future development of this property will likely consist of multiple buildings. This will require site plan review and approval by the Planning Commission. F. STAFF RECOMMENDATION: Staff recommends approval of the requested MF-18 rezoning. PLANNING COMMISSION ACTION: (AUGUST 21, 2008) Joe White was present, representing the application. There was one (1) objector present. Staff presented the item with a recommendation of approval. Joe White addressed the Commission in support of the application. He explained that there was a demand for multifamily property in the area. Gary Garrett addressed the Commission in opposition. He noted that he represented the property owner immediately to the west. He explained that the land use designation of this property was recently changed to Low Density Residential (LDR), and expressed comments made at the time of the change. He discussed the abutting streets to the subject property. He discussed possible conditions to be placed on the rezoning. 3 FILE NO.: Z-8301-A (Cont.) Mr. White noted that Valley Ranch Drive was constructed as a collector street. He also noted that a future site plan review could address buffering between this property and the property to west. He asked if MF-12 zoning fit within the LDR land use plan designation. Walter Malone, Planning Staff, explained that MF-12 zoning would be considered Low Density Residential and the Land Use Plan would not have to be changed. Mr. White noted that the property owners to the north and east were not opposed to the rezoning. Mr. White amended the application to be a rezoning to MF-12, with a 100-foot undisturbed buffer along the west property line. He requested to withdrew the Land Use Plan amendment. The Commission voted to withdraw the Land Use Plan amendment. The issue of the buffer was discussed. Staff noted that the buffer would be an undisturbed buffer. Mr. White noted that it would be an undisturbed buffer. Mr. Garnett noted that he was still opposed. There was a motion to approve the application, as revised. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. The revised application was approved. :1