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Home My WebLink AboutZ-7091-A Staff ReportDecember 3, 2020 ITEM NO.: 4 FILE NO.: Z-7091-A NAME: Rezoning from PRD to R-5 LOCATION: North end of Brookside Drive, East of Reservoir Road DEVELOPER: Presbyterian Village, Inc. 500 Brookside Drive Little Rock, AR 72205 OWNER/AUTHORIZED AGENT: Presbyterian Village, Inc. – Owner White-Daters and Associates, Inc. – Agent SURVEYOR/ENGINEER: White-Daters and Associates, Inc. Brian Dale 24 Rahling Circle Little Rock, AR 72223 AREA: 11.66 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 4 PLANNING DISTRICT: 3 CENSUS TRACT: 22.03 CURRENT ZONING: PRD VARIANCE/WAIVERS: 1. None requested. BACKGROUND: On October 4, 2001 the Planning Commission approved a rezoning of this 10.66 acre property from R-2 and O-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. December 3, 2020 ITEM NO.: 4 (Cont.) FILE NO.: Z-7091-A 2 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 "PRD" Planned Residential District to "R-5" Urban Residence 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 the Eagle Crest and Leawood Neighborhood Associations 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 occupancy. 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. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No Comments. Entergy: No comments received. CenterPoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: No comments received. Fire Department: No Comments. Parks and Recreation: No comments received. County Planning: No comments received. December 3, 2020 ITEM NO.: 4 (Cont.) FILE NO.: Z-7091-A 3 F. BUILDING CODES/LANDSCAPE: Building Code: No Comments. Landscape: No Comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No Comments. 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 category accommodates residential development of more than twelve (12) dwelling units per acre. The application is to change the property from PRD (Planned Residential Development) District to R-5 (Urban Residential District) to allow for future development of the site. R-5 zoning allows developments up to 36 units per acre. Surrounding the application area, the Land Use Plan shows Residential High Density (RH) to the north, south and west. There is an area of Park/Open Space (PK/OS) then Residential Low Density (RL) to the east. The Residential High Density (RH) category accommodates residential development of more than twelve (12) dwelling units per acre. Much of this area is developed with apartment or condominium developments. The Park/Open Space (PK/OS) category includes all public parks, recreation facilities, greenbelts, flood plains, and other designated open space and recreational land. In this case, it represents the floodway/floodplain 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 Residential Low Density area is a developed single-family detached subdivision with homes. Master Street Plan: To the south is Brookside Drive which is a Local Street on the Master Street Plan The primary function of Local Streets is to provide access to adjacent properties. 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. December 3, 2020 ITEM NO.: 4 (Cont.) FILE NO.: Z-7091-A 4 H. ANALYSIS: Presbyterian Village, Inc., owner of the 10.66 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 "R-5" Urban Residence 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 O-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 R-5 zoning will not require a plan amendment. Staff is supportive of the requested R-5 zoning. Staff views the request as reasonable. The proposed R-5 zoning will be compatible with this general area along the Reservoir Road corridor. There are several other multifamily developments in the area. The proposed R-5 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. I. STAFF RECOMMENDATION: Staff recommends approval of the requested R-5 rezoning.