HomeMy WebLinkAboutZ-7091-C Recommended Approval as Submitted 052621Departmental Punning and Development • Planning
723 West MarkhsM Street Development
l.ft flock. Arkansas 72201-1334
Phone: (501)371-4790 Fax: (501)371-4546 Building Codes
May 18, 2021
Joe White and Associates
Brian Dale
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
Re: File No. Z-7091-C
Rezoning from PRD to MF-24
810 Brookside Drive
Dear Mr. Dale:
This is to advise you that in connection with your request concerning the above referenced
file number the following action was taken by the Planning Commission at its meeting on
May 13, 2021:
Approved with conditions.
Recommended approval with conditions.
X Recommended approval as submitted.
Denied your request as submitted.
Deferred to the Meeting.
Other:
This item will be forwarded to the Little Rock Board of Directors for final action. You or
your representative will need to be present at the Board of Directors meeting to
address any questions which may arise. The meeting date has ttR!qjjyq!y been set
for June 15, 2021. The meeting begins at 6:00 pm and is held in the William Grant Still
Ballroom of the Robinson Center, 426 West Markham Street, Little Rock, Arkansas.
If you have any questions please do not hesitate to contact me at 371-4792.
WRespec4ttfullle
Development Administrator
May 13, 2021
ITEM NO.: 6 FILE NO.: Z-7091-C
NAME: Rezoning from PRD to MF-24
LOCATION: 810 Brookside Drive (North end of Brookside Drive, East of Reservoir Road)
DEVELOPER:
Presbyterian Village, Inc.
500 Brookside Drive
Little Rock, AR 72205
OWNERIAUTHORIZED AGENT
Presbyterian Village, Inc. — Owner
Joe White and Associates, Inc. — Agent
SURVEYOR/ENGINEER:
Joe White and Associates, Inc.
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 11.66 acres
WARD: 4
CURRENT ZONING
Variance811aivers:
BACKGROUND:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 3
W.
None requested.
FT. NEW STREET: 0 LF
CENSUS TRACT: 22.03
On October 4, 2001 the Planning Commission approved a rezoning of this 10.66 acre
property from R-2 and 0-3 to "PRD" Planned Residential District. The PRD zoning was
approved by the Board of Directors on November 20, 2001 (Ordinance No. 18,593). The PRD
was approved to allow an independent living apartment facility including a 210,000 square
foot four (4) story building with 190 parking spaces. The building was to contain 126
apartment units. The plan also included 15 independent living villas along the east portion of
the overall property, This PRD project was never developed.
May 13, 2021
ITEM NO.: 6 Cont. FILE NO.: Z-7091-C
On December 3, 2020 the Planning Commission approved a rezoning of this site from PRD
to °R-5" Urban Residence District. On January 19, 2021 the Board of Directors denied the
rezoning request. On December 17, 2020 the Board of Adjustment denied a requested
building height variance for a proposed multifamily development.
A. PROPOSAL/REQUEST/APPLICANT S STATEMENT:
The applicant proposes to rezone the 11.66 acre property located at the north end of
Brookside Drive, east of Reservoir Road from "PRE' Planned Residential District to
"MF-24" Multifamily District. The rezoning is proposed to allow a future multifamily
development.
B. EXISTING CONDITIONS:
The property is undeveloped and mostly wooded.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with The City of Little Rock were notified of the public hearing.
D_ ENGINEERING COMMENTS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the public
right-of-way prior to
2. Damage to public and private property due to hauling operations or operation of
construction related equipment from a nearby construction site shall be repaired by
the responsible party prior to issuance of a certificate of occupancy.
3. Grading and drainage plan and traffic study will be required to be provided at time
of building permit application.
4. 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 drainage and
access easement is required adjacent to the floodway boundary. Those portions of
the property within the floodway should be rezoned Open Space.
5. The minimum Finish Floor elevation of at least 1 ft or more above the base flood
elevation is required to be shown on plat and grading plans. Show the limits of the
100-year floodway and floodplain.
2
May 13, 2021
ITEM NO.: 6(Cont.)FILE NO.: Z-7091-C
E. UTILITIES/FIRE DEPARTMENT/PARKSICOUNTY PLANNING:
Little Rack Water Reclamation Authority Sewer main extension required with
easements if new sewer service is required for this project. Capacity Analysis
required.
Enter . No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: A 54-inch water transmission line and an 8-inch water main run
along the eastern portion of this property. An easement will berequired for the water lines.
Indicate easements on the survey and summit to CAW for approval. Any construction,
including earthwork, over the transmission main will need to be coordinated with CAW.No
objection to Rezoning.
Fire Department: No comments.
Parks and Recreation: No comments received.
Counly Planning: No comments received.
F. BUILDING CODESILANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Re ion Metro: No comments received.
Planning Division: The request is in the West Little Rock Planning District. The Land
Use Plan shows Residential High Density (RH) for the requested area. The Residential
High Density (RH) category accommodates residential development of more than
twelve (12) dwelling units per acre. The application is to change the property from P R D
(Planned Residential Development) District to MF24 (Multi -family District 24
units/acre) to allow for the future development of this land.
Surrounding the application area, the Land Use Plan shows Residential High Density
(RH) to the north, south, and west of the site. Park/Open Space (PK/OS) is shown to
the east with Residential Low Density (RL) beyond that. Residential High Density (RH)
3
May 13, 2021
ITEM NO.: 6(Cont.)—FILE NO.: Z-7091-C
category accommodates residential development of more than twelve (12) dwelling
units per acre. The land to the north has two apartment complexes on it. To the west
is a condo development and to the south is a rehabilitation care facility with an assisted
living facility. The Park/Open Space (PKIOS) category includes all public parks,
recreation facilities, greenbelts, flood plains, and other designated open space and
recreational land. This area is the flood plainlfloodway of Grassy Flat Creek. The
Residential Low Density (RL) category provides for single family homes at densities
not to exceed 6 dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than 6 units
per acre. The RL area is a developed single-family subdivision.
Master Street Plan: Brookside Drive ends at or is along the west line of a portion of
the site. Brookside Drive is a Local Street on the Master Street Plan. Local Streets that
are abutted by non-residential zoning/use or more intensive zoning than duplexes are
considered as Commercial. Streets". 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.
H, ANALYSIS:
Presbyterian Village, Inc., owner of the 11.66 acre property located at the north end
of Brookside Drive, east of Reservoir Road, is requesting that the property be rezoned
from PRD Planned Residential District to WF-24" Multifamily District. The rezoning
is proposed to allow a future multifamily development. The property is currently
undeveloped and mostly wooded.
The property is located in an area of mixed uses and zoning, including several
multifamily developments along Reservoir Road. Multifamily developments (zoned
MF-24 and PD-R) are located north and west of the site. Nursing home and assisted
living facilities (zoned 0-3, POD and R-5) are located to the south. Mixed commercial
uses are located to the southwest. Grassy Flat Creek is located to the east within City
of Little Rock owned property. Single Family residences (zoned R-2) are located on
the east side of the creek/floodway area.
The City's Future Land Use Plan designates this property as "RH" Residential High
Density. The requested MF-24 zoning will not require a plan amendment.
The applicant provided a preliminary drainage analysis for this property. The
preliminary drainage analysis shows that future development of this property will have
no adverse drainage impact on surrounding properties. Prior to release of a building
permit, a detailed hydrology and hydraulic analysis which complies with all codes and
manuals must be submitted.
4
May 13, 2021
ITEM NO.: 6 Cont. FILE NO.: _7-7091-C
The applicant also submitted a traffic study which analyzes a future MF-24
development of this property. The traffic study concluded the following:
"With the low increase in traffic volume at the intersection of Rodney
Parham Road and Brookside Drive during the AM and PM peak hours,
there is expected to be minimal impact to traffic operations at this
intersection if the development is constructed as proposed."
Staff concurs with the results of the traffic study.
Staff is supportive of the requested MF-24 zoning. Staff views the request as
reasonable. The proposed MF-24 zoning will be compatible with this general area
along the Reservoir Road corridor. There are several other multifamily developments
in the area. The proposed MF-24 zoning is also consistent with the City's Future Land
Use Plan designation of °RH" Residential High Density. The requested rezoning
should have no adverse impact on the general area.
Staff believes that the following additional important factors make this site a good
location for a multifamily development:
The site is less than 1,000 feet from Rodney Parham Road (via Brookside
Drive), a minor arterial, and less than 2,000 feet from Reservoir Road (via
Brookside Drive/White Rock Lane), another minor arterial.
The nearest bus route, Bus Route #8 (Rodney Parham Route), is less than
1,000 feet to the south. The nearest bus stop is at the intersection of Rodney
Parham Road and Brookside Drive (north and south sides).
There are sidewalks along both sides of Brookside Drive, between this property
and Rodney Parham Road. These sidewalks tie into sidewalks along both sides
of Rodney Parham Road.
The site is located within 1/3 mile of numerous amenities/support services such
as retail, restaurant, grocery/pharmacy, vehicle service, mini -storage, banks,
personal services (medical clinic, etc.). There are numerous other amenities
within a one (1) mile radius. The nearest grocery/pharmacy uses are located
from 1/3 mile to 'h mile from this site. The nearest medical clinic is located
approximately one (1) mile from this site.
There are numerous employment opportunities located within one (1) mile of
this site.
The site is located (via roadways) less than one (1) mile to Butler Park and less
than two (2) miles to Reservoir Park.
5
May 13, 2021
ITEM NO.: 6 Cont. FILE NO.: Z-70S1-C
The site is located (via roadways) less than one (1) mile to the nearest
elementary school (McDermott Elementary School), along Reservoir Road.
There are other schools and daycares located within a one (1) mile radius of
the site. (Little Rock Adventist Academy, Henderson Middle School, Terry
Elementary, Williams Elementary, and The Anthony School)
A proposed future bike path (Bikeway 2), a class 2 bike lane will run east/west
along Rodney Parham Road.
A future paved trail, as part of the City's master trail system, will run along the
west side of Grassy Flat Creek, along the east boundary of this property. Future
development of this site must acknowledge the future trail location.
STAFF RECOIV MLNDATION:
Staff recommends approval of the request MF-24 rezoning.
PLANNING COMMISSION ACTION: (MAY 13, 2021)
Brian Dale was present, representing the application. There were several persons registered
in opposition. Staff presented the item and a recommendation for approval as outlined in the
staff recommendation above.
Brian Dale introduced his team and provided the Commission a brief history of the proposal
making note regarding a decrease in density from R-5 (36 units per acre) to MF-24 (24 units
per acre). The applicant also stated there were two access points therefore splitting traffic
between N. Rodney Parham Road and Reservoir Road. He also stated the developer will
comply with the City's drainage plan.
Mr. Blake Wiggins, Developer, addressed the Commission in support of the application.
Mr. Wiggins made note there had been no new development in the general area within the
last ten (10) years. He also stated Little Rock's growth has continued and expressed the
need for additional apartments in the area.
Jerry Herbert addressed the Commission in opposition of the application. His concerns were
regarding the decreased view from his residence and decrease in property values.
Dana Renard addressed the Commission in opposition of the application. She expressed
concerns regarding the abundance of apartments currently available in the area and no need
for several hundred more.
n
May 13, 2021
ITEM NO.: 8(Cont.)_FILE NO.: 7-7091-C
Brian Tinnermon addressed the Commission in opposition to the application. Mr. Tinnermon
expressed the following concerns:
1) A decrease in the reduction of proposed units does not represent a significant change.
2) Traffic flow in and out of the proposed development. He stated speed bumps have already
been installed in the area for safety.
3) COVI❑ has allowed people living in the City to work from home as it relates to persons
leasing an apartment versus owning a home.
4) Residents investing in property in the area recognized the Future Land Use as R-5 and
this would not be an area zoned for high density.
5) Mr. Tinnermon referenced a neighborhood plan approximately 20 years ago citing low
density. Mr. Tinnermon stated his concerns have fed him to sell his property.
Commissioner Brooks asked Mr. Tinnermon why he sold his property before a decision was
made regarding the application? Mr. Tinnermon replied, he was tired of fighting.
Commissioner Vickers, regarding his concerns about traffic, asked Mr. Tinnermon did he
have any third -party analysis to support his concern. Mr. Tinnermon replied his data was
sourced from websites but no independent third -party analysis to support his concerns.
Lee Beverly addressed the Commission in opposition to the application and expressed the
following concerns:
1) A petition submitted to the Commission opposing rezoning R-5 to MF-24.
2) Slope, timber, floodplain, excavation, grading plan and residents' property potentially
being destabilized due to these factors.
3) Provided a brief history of the proposed zoning regarding his residency in the area.
4) Loss of accountability with regards to a planned development versus rezoning which
would not require review by the Planning Commission.
Commissioner Rahman asked why staff supported rezoning the site to MF-24 when current
zoning reflects a PRU (Planned Residential Development)? Staff replied the PR❑ expired,
however that option is still available. The applicant also replied that a PRU option still is being
considered by the developer, however the MF-24 proposal removes the review process
regarding planned developments and provides the applicant increased flexibility for site
development.
Director Collins addressed the Commission regarding the differences between single -use
versus large-scale projects as it relates to planned developments.
7
May 13, 2021
ITEM NC.: 6(Cont-)FILE N ).: Z-7091-C
Anne Parat addressed the Commission in opposition to the application and expressed the
following concerns:
1) How Grassy Flat Creek does not provide an adequate barrier for residents in the area.
2) A lack confidence in traffic studies based on previous experiences.
3) The developer not being clear about proposed development.
4) Encouraging the applicant to development the site into something neighbors can agree
upon.
Commissioner Berry asked the applicant are single units versus market rate apartments
proposed and how does this affect the density. The applicant replied, the Commission
previously approved R-5 density (36-units per acre) versus the proposed MF-24 (24 units per
acre) allows developer to remain environmentally aware about the proposal prior to
development.
Commissioner Hart stated the site was approved for 36-units per acre, why now propose
24-units per acre? The applicant replied, the Board of Directors denied the previous proposal.
Commissioner Berry stated residents are not leaving city in droves as compared to the other
cities and did not know what any type of compromise would be regarding density. He stated
that he was more inclined to agree with Board of Directors that site remain a planned
development.
Ernie Peters (Professional Engineer) provided more insight regarding traffic and stated he
was available to respond to Commission questions regarding access and traffic.
Director Collins addressed the Commission with the following:
1) Factors that determine how the Division will review apartment complexes in the future as
it relates to traffic, sidewalks, amenities, employment, schools and different modes of
transportation in the area being not limited to just vehicular traffic.
There was a motion to approve the application as recommended by staff. The motion was
seconded. The vote was 7 ayes, 3 nays, 0 absent and 1 open position. The application was
approved.
I