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HomeMy WebLinkAboutZ-3592-D Staff Analysisi November 26, 1985 Item No. 1 - Z -3592-D Owner: Dr. Wesley Wise Applicant: Jim Hathaway Location: South of Kanis between Bowman and Shackleford Roads Request: Rezone from "R-2," "MF -6" and "0-2" to "MF -12 and 18," "0-3" and "C-2" Purpose: Office, Multifamily and Commercial Development Size: 92.86 acres Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Residential, Zoned "OS" and "R-2" South - Vacant, Zoned "R-2" East - Vacant and Office, Zoned "0-3" and "C-2" West - Vacant and Residential, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The proposal is to rezone approximately 93 acres to various multifamily and nonresidential classifications. There are five parcels that involve the following acreage: Tract 1 - "R-2" to "0-3" - 5.6 acres Tract 2 - "R-2" and "MF -6" to "MF -18" - 24.5 acres Tract 3 - "R-2" to "MF -12" - 27.7 acres Tract 4 - "R-2" to "MF -12" - 14.2 acres Tract 5 - "0-2" to "C-2" - 20.9 acres The land is primarily located west and north of the existing Koger Executive Center and situated in a section of west Little Rock, the I-430 corridor that is experiencing significant growth and development. This is created in part by the area's accessibility to the interstate system and the general location. The primary land uses are vacant and residential with a majority of the land being zoned "R-2." This is due to some of the area just recently coming to the City as part of the referendum area. Along both Kanis and Bowman Roads, the land use pattern is more mixed with nonconforming office and commercial uses. The most November 26, 1985 Item No. 1 - Continued significant rezoning change that has occurred in the immediate area is directly to the east of the property in question and involves large tracts zoned "0-2," "0-3" and "C-2." Development is taking place on the "0-3" parcel, but the other sites are still vacant. There are no significant multifamily projects in the area, but two developments were recently approved by the City. One is located east of I-430 and the second one is to the northwest of the intersection of Kanis and Bowman Roads. 2. The site is vacant and heavily wooded. The property does have some significant topography on it with certain locations increasing in elevation between 60 and 90 feet. 3. The Master Street Plan identifies the three new collectors through the property, so some dedication of right-of-way for those streets will be required. One is an extension of the existing Executive Center Drive that will connect with Bowman Road.- Another collector is proposed to tie into Hickory Hill Road and a third one is located along the east side of the property in question from Kanis to Peachtree Drive. The preliminary plan submitted by the applicant shows the north/south collector and the extension of Executive Center Drive, but shifted more to the south which eliminates the need for a connection with Hickory Hill. The third road is proposed north of the existing Executive Center Drive from Shackleford to the north/south collector. Dedication of right-of-way will be required for both Kanis and Bowman Roads. 4. There have been no adverse comments reported by the reviewing agencies as of this writing. 5. There are no legal issues. 6. A rezoning application for most of the property in question was filed in June 1985. After being on the Planning Commission agenda for three months, the item was withdrawn without prejudice at the request of the applicant. A representative of the Sandpiper Property Owners Association was present and asked that the request be withdrawn with prejudice. The represented indicated that the applicant should have to wait a year to refile. Some of the property recently came into the City through the annexation referendum that was upheld by the State Supreme Court. November 26, 1985 Item No. 1 - Continued 7. The staff is in general agreement with the rezoning proposal for Tract 1 to "0-3," Tract 2 to "MF -18" and Tract 4 to "MF -12" with the addition of a 100 -foot "OS" strip. At this time, staff does not support the rezoning of Tract 3 to "MF -12" and Tract 5 to "C-2." Staff is concerned that Tract 3 has some physical features that should be taken into consideration prior to establishing a multifamily density for the land. If a multifamily project is proposed in the future, staff feels that a "PRD" is more appropriate for this particular site to allow for a more thorough review of the project. Staff has two concerns with the "C-2" proposal. First, it would double the amount of commercial land which would then create a major change in the I-430 Plan that identifies the southwest corner of Kanis and Shackleford for a neighborhood convenience center. Secondly, staff is concerned with the potential of small commercial lots being platted because of the proposed street. This is not the type of development pattern that should be encouraged in the area. Staff feels that once a more definite plan is developed for the existing "C-2" and some expansion is needed, that the necessary rezoning be considered at that time. STAFF RECOMMENDATION: Staff recommends approval of "0-3" for Tract 1 and "MF -18" for Tract 2 as filed. For Tract 4, staff supports the "MF -12" rezoning with the 100 -foot "OS" strip along the south boundary. At this time, staff recommends denial of the "MF -12" request for Tract 3 and the "C-2" request for Tract 5. PLANNING COMMISSION ACTION: The applicant, Jim Hathaway, was present. There were no objectors. Staff modified its recommendation to include a 150 foot "OS" strip south of Tract 4, proposed "MF -12" and adjacent to Sandpiper and that the "OS" strip be extended to Bowman Road reduced approximately 100 feet on the western end because of the alignment for the proposed extension of Executive Center Drive. Mr. Hathaway then spoke about the staff recommendation and discussed the proposal in detail which he described as a classic pattern of development. He also gave a brief history of the property. At this point, Mr. Hathaway discussed the extension of Executive Center Drive and a buffer between the property and the Sandpiper Addition to the south. He said if an "OF" buffer was used then it should be increased to 200 feet and only extend 50 November 26, 1985 Item No. 1 - Continued feet west of the Sandpiper Addition with the balance of the land remaining "R-2" to Bowman Road. He indicated that the Sandpiper residents could support that type of buffer. Mr. Hathaway went on to discuss the staff recommendations for Tracts 3 and 5. He said that the sale was based on the total acreage and that there were no specific plans at this time. He told the Planning Commission that the requested rezonings of Tracts 3 and 5 were appropriate because of the proposed street system and the land use in the area. Mr. Hathaway said that the new owners will build the roads and commit to filing a preliminary plat. Ed Montgomery, representing the Sandpiper Property Owners Association, said the new proposal was an improvement because there would be no multifamily traffic through Sandpiper. He said Sandpiper would prefer to have single family lots as a buffer, but could live with the 200 foot "OS" strip. There were some additional comments made about the I-430 plan and the proposed "C-2" rezoning. Mr.' Hathaway said that "C-2" provides for some controls and the land will not be messed up. A motion was then made to recommend approval of the request as submitted with a 200 foot "OS" strip along the southern boundary to just west of the Sandpiper Addition with the balance left as "R-2" to Bowman Road and that a preliminary plat be filed. After some discussion, the motion was amended to include a "OS" strip along the entire southern boundary to Bowman Road with the buffer being 200 feet wide adjacent to Sandpiper Addition. The motion was approved by a vote of 10 ayes, 0 noes, 1 absent.