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HomeMy WebLinkAboutZ-4175 Staff AnalysisL2 February 28, 1984 Item No. 11 - A-4175 Owner: Various Owners Applicant: First Federal Service Corp. By: John A. Castin Location: Aldersgate Road South of E.R.C. Request: Rezone from "R-2" Single Family and "MF" Multifamily to Various Districts Purpose: Multifamily and Office Development Size; 176.5 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "MF -18" and "MF -24" South - Vacant and Multifamily and Institutional, Zoned "R-2" East - Vacant and Multifamily, Zoned "R-2," "MF -18" and "R-6" West - Vacant and Office, Zoned "0-2," "0-3" and Outside the City STAFF ANALYSIS: The proposal is to rezone approximately 180 acres for open space, office use and multifamily development at densities of 6, 12 and 18 units per acre. A breakdown of the acreage is as follows: "OS" - 116.9 acres "MF" - 56.6 acres "0-2" - 2.0 acres There are three property owners involved in the rezoning, and they are Aldersgate Camp, the Ecumenical Retirement Center, Inc., and First Federal Service Corporation. All three landowners have agreed to the zoning proposal and have expressed no reservations about the plan or any details. The rezoning plan came about after months of negotiations between the three groups and also the City of Little Rock. The discussions primarily were concerned with land swaps between the property owners and a new street alignment. The land swap is "contingent upon the City's modification of its existing street plan and upon rezoning of the properties in accord with each party's desire for long-range land use and February 28, 1984 Item No. 11 - Continued respective property utilization." Also, First Federal Service Corporation must make certain guarantees relative to the road improvements. It has been stated in the consultant's study of the land swap and zoning plan that all parties including the City of Little Rock will benefit from the proposal. Each property owner will gain additional land to help achieve their long-range goals, and the City will get a functional collector street network in the area and a desirable land use pattern. There has been some concern expressed by the residents of Keningston Place east of the area in question over the multifamily rezoning. Effects or impacts on the subdivision should be minimal because there will be no direct access to the property from the east, and the single family neighborhood is to be buffered from the multifamily area by an open space strip. The open space area will provide an attractive environmental and a natural buffer between the different residential land uses. Primary access is to be from both Kanis and Shackleford Roas on Aldersgate Road once it has been extended. There also will be some limited access from West 36th Street. Staff concurs with the rezoning proposal and the land use pattern is supported by the I-430 District Plan. STAFF RECOMMENDATION: Staff recommends approval of the request as filed. PLANNING COMMISSION ACTION: The applicant was present and represented by John A. Castin. The applicant described the property owners involved and the land swap which in turn developed the rezoning proposal. Lawrence Hunt, a property owner in the Kensington Place Subdivision, was concerned over possible impacts on the existing sewer system if all the proposed units were built. Henry Monroe, another property owner, addressed the issues of West 36th Street, traffic in the area and possible sewer limitations. He described West 36th Street as a substandard street and could not accommodate heavy traffic loads. Staff stated that West 36th Street was on the Master Street Plan, but had not been programmed for improvements. Mr. Monroe requested a 30 -day deferral to allow more time to address these issues. Staff informed the Commission that the February 28, 1984 Item No. 11 - Continued Wastewater Utility was well aware of the proposal and had not expressed any concerns. Tom Buford, representing E.R.C., described their long-range plans. Jim Blondel of the Aldersgate Camp told the Commission that the Camp will remain there for years and that they have no desire to develop the property for other than their uses. Price Roark, a member of the Aldersgate Board of Directors, also spoke to the Commission about the Camp's plans. He then amended the application to rezone Tract 6 to "OS" and not "0-2" as originally filed. The Commission discussed the case at length. Commissioner Arnett made a motion for a 30 -day deferral. There was no second. A motion was made to recommend approval of the request as amended. The motion passed by a vote of 8 ayes, 1 noe, 1 absent and 1 abstention (Richard Massie). February 28, 1984 Item No. 11 - A-4175 Owner: Various Owners Applicant: First Federal Service Corp. By: John A. Castin Location: Aldersgate Road South of E.R.C. Request: Rezone from "R-2" Single Family and "MF" Multifamily to Various Districts Purpose: Multifamily and Office Development Size; 176.5 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "MF -18" and "MF -24" South - Vacant and Multifamily and Institutional, Zoned "R-2" East - Vacant and Multifamily, Zoned "R-2," "MF -18" and "R-6" West - Vacant and Office, Zoned "0-2," "0-3" and Outside the City STAFF ANALYSIS: The proposal is to rezone approximately 180 acres for open space, office use and multifamily development at densities of 6, 12 and 18 units per acre. A breakdown of the acreage is as follows: "OS" - 116.9 acres "MF" - 56.6 acres "0-2" - 2.0 acres There are three property owners involved in the rezoning, and they are Aldersgate Camp, the Ecumenical Retirement Center, Inc., and First Federal Service Corporation. All three landowners have agreed to the zoning proposal and have expressed no reservations about the plan or any details. The rezoning plan came about after months of negotiations between the three groups and also the City of Little Rock. The discussions primarily were concerned with land swaps between the property owners and a new street alignment. The land swap is "contingent upon the City's modification of its existing street plan and upon rezoning of the properties in accord with each party's desire for long-range land use and February 28, 1984 Item No. 11 - Continued respective property utilization." Also, First Federal Service Corporation must make certain guarantees relative to the road improvements. It has been stated in the consultant's study of the land swap and zoning plan that all parties including the City of Little Rock will benefit from the proposal. Each property owner will gain additional land to help achieve their long-range goals, and the City will get a functional collector street network in the area and a desirable land use pattern. There has been some concern expressed by the residents of Keningston Place east of the area in question over the multifamily rezoning. Effects or impacts on the subdivision should be minimal because there will be no direct access to the property from the east, and the single family neighborhood is to be buffered from the multifamily area by an open space strip. The open space area will provide an attractive environmental and a natural buffer between the different residential land uses. Primary access is to be from both Kanis and Shackleford Roas on Aldersgate Road once it has been extended. There also will be some limited access from West 36th Street. Staff concurs with the rezoning proposal and the land use pattern is supported by the I-430 District Plan. STAFF RECOMMENDATION: Staff recommends approval of the request as filed. PLANNING COMMISSION ACTION: The applicant was present and represented by John A. Castin. The applicant described the property owners involved and the land swap which in turn developed the rezoning proposal. Lawrence Hunt, a property owner in the Kensington Place Subdivision, was concerned over possible impacts on the existing sewer system if all the proposed units were built. Henry Monroe, another property owner, addressed the issues of West 36th Street, traffic in the area and possible sewer limitations. He described West 36th Street as a substandard street and could not accommodate heavy traffic loads. Staff stated that West 36th Street was on the Master Street Plan, but had not been programmed for improvements. Mr. Monroe requested a 30 -day deferral to allow more time to address these issues. Staff informed the Commission that the February 28, 1984 Item No. 11 - Continued Wastewater Utility was well aware of the proposal and had not expressed any concerns. Tom Buford, representing E.R.C., described their long-range plans. Jim Blondel of the Aldersgate Camp told the Commission that the Camp will remain there for years and that they have no desire to develop the property for other than their uses. Price Roark, a member of the Aldersgate Board of Directors, also spoke to the Commission about the Camp's plans. He then amended the application to rezone Tract 6 to "OS" and not "0-2" as originally filed. The Commission discussed the case at length. Commissioner Arnett made a motion for a 30 -day deferral. There was no second. A motion was made to recommend approval of the request as amended. The motion passed by a vote of 8 ayes, 1 noe, 1 absent and 1 abstention (Richard Massie). February 28, 1984 Item No. 11 - A-4175 Owner: Various Owners Applicant: First Federal Service Corp. By: John A. Castin Location: Aldersgate Road South of E.R.C. Request: Rezone from 11R-2" Single Family and "MF" Multifamily to Various Districts Purpose: Multifamily and Office Development Size; 176.5 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "MF -18" and South - Vacant and Multifamil and East West Y Zoned "R-2" "MF -24" Institutional, - Vacant and Multifamily, Zoned "R-2," "MF -18" and "R-6" - Vacant and Office, Zoned "0-2," "0-3" and Outside the City STAFF ANALYSIS: The proposal is to rezone approximately 180 acres for open space, office use and multifamily development at densities of 6, 12 and 18 units per acre. A breakdown of the acreage is as follows: "OS" - 116.9 acres "MF" - 56.6 acres "0-2" - 2.0 acres There are three property owners involved in the rezoning, and they are Aldersgate Camp, the Ecumenical Retirement Center, Inc., and First Federal Service Corporation. All three landowners have agreed to the zoning proposal and have expressed no reservations about the plan or any details. The rezoning plan came about after months of negotiations between the three groups and also the City of Little Rock. The discussions primarily were concerned with land swaps between the property owners and a new street alignment. The land swap is "contingent upon the City's modification of its existing street plan and upon rezoning of the properties in accord with each party's desire for long-range land use and ild February 28, 1984 Item No. 11 - Continued respective property utilization." Also, First Federal Service Corporation must make certain guarantees relative to the road improvements. It has been stated in the consultant's study of the land swap and zoning plan that all parties including the City of Little Rock will benefit from the Proposal. Each property owner will gain additional land to help achieve their long-range goals, and the City will get a functional collector street network in the area and a desirable land use pattern. There has been some concern expressed by the residents of Keningston Place east of the area in question over the multifamily rezoning. Effects or impacts on the subdivision should be minimal because there will be no direct access to the property from the east, and the single family neighborhood is to be buffered from the multifamily area by an open space strip. The open space area will provide an attractive environmental and a natural buffer between the different residential land uses. Primary access is to be from both Kanis and Shackleford Roas on Aldersgate Road once it has been extended. There also will be some limited access from West 36th Street. Staff concurs with the rezoning proposal and the land use pattern is supported by the I-430 District Plan. STAFF RECOMMENDATION: Staff recommends approval of the request as filed. PLANNING COMMISSION ACTION: The applicant was present and represented by John A. Castin. The applicant described the property owners involved and the land swap which in turn developed the rezoning proposal. Lawrence Hunt, a property owner in the Kensington Place Subdivision, was concerned over possible impacts on the existing sewer system if all the proposed units were built. Henry Monroe, another property owner, addressed the issues of West 36th Street, traffic in the area and possible sewer limitations. He described West 36th Street as a substandard street and could not accommodate heavy traffic loads. Staff stated that West 36th Street was on the Master Street Plan, but had not been programmed for improvements. Mr. Monroe requested a 30 -day deferral to allow more time to address these issues. Staff informed the Commission that the February 28, 1984 Item No. 11 --Continued Wastewater Utility was well aware of the proposal and had not expressed any concerns. Tom Buford, representing E.R.C., described their long-range plans. Jim Blondel of the Aldersgate Camp told the Commission that the Camp will remain there for years and that they have no desire to develop the property for other than their uses. Price Roark, a member of the Aldersgate Board of Directors, also spoke to the Commission about the Camp's plans. He then amended the application to rezone Tract 6 to "OS" and not "0-2" as originally filed. The Commission discussed the case at length. Commissioner Arnett made a motion for a 30 -day deferral. There was no second. A motion was made to recommend approval of the request as amended. The motion Passed by a vote of 8 ayes, 1 noe1 absent and 1 abstention (Richard Massie). ,