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HomeMy WebLinkAboutZ-4200 Staff AnalysisMarch 27, 1984 Item No. 12 - Z-4200 Owner: Rose Brown Applicant: Turner/Dyer Inc. Location: Brack Avenue at Anna Street Request: Rezone from "R-3" Single Family to "MF -24" Multifamily District Purpose: Multifamily Units Size: 1.4 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Single Family, Zoned "R-3" South. - Industrial, Zoned "R-3" and "C-3" East - Single Family, Zoned "R-3" West - Vacant, Zoned "C-3" PLANNING CONSIDERATIONS: 1. The proposal for the property is to construct multifamily units at a density of 24 units per acre. No specific plans have been submitted, but before a building permit can be issued, additional view by the Planning Commission will be required. The site is in a pocket north of Asher Avenue that has diverse mix of uses including commercial, industrial and single family. There is also substantial amounts of vacant land that offer the potential for some quality infill development. Multifamily development appears to be appropriate for the site if the street system is upgraded to accommodate additional traffic. The demand for additional housing units is present because of UALR being located in the area. Because of the high percentage of vacant land, an overall concept plan addressing circulation, density and development patterns for the area would be an asset in the review of future rezoning requests. There has been some discussion about other multifamily projects in the general neighborhood. If properly developed, impacts on a multifamily use should be minimal except for the increase in traffic. a March 27, 1984 Item No. 12 - Continued 2. The site is vacant and flat. 3. All the boundary streets appear to be deficient in right-of-way for residential street standards. The required right-of-way for a residential street is 501. As of this writing, the owner has not submitted a signed copy of the right-of-way agreement which is required with every rezoning application. This item should be deferred until a signed copy of the agreement is returned and made a part of the rezoning file. 4. There have been no adverse comments received from the reviewing agencies at this time. 5. There are no legal issues. 6. There is no documented neighborhood position or history. 7. Multifamily use is supported by the Oak Forest Neighborhood Plan which this area is a part of. The major -drawback to this location is the existing street system, and major improvements will have to be made for multifamily to work. An overall study of the street network should be undertaken to determine what would be the best circulation flow and if any streets could be closed. Getting traffic in and out of this area is critical, especially if additional units are being proposed. A carefully designed project could initiate other new development in the area which is needed. STAFF RECOMMENDATION: Staff recommends approval of the request provided the signed right-of-way agreement is on file at the time of the hearing. PLANNING COMMISSION ACTION: The applicant was present. There were no objectors present. Staff reported that the owner had submitted the signed right-of-way agreement and it was now part of the file. The Commission discussed the case briefly. A motion was made to recommend approval of the request as filed. The motion passed by a vote of 10 ayes, 0 noes and 1 absent. March 27, 1984 Item No. 12 - Z-4200 Owner: Applicant: Location: Request: Purpose: Size: Rose Brown Turner/Dyer Inc. Brack Avenue at Anna Street Rezone from "R-3" Single Family to "MF -24" Multifamily District Multifamily Units 1.4 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: 41 North - Single Family, Zoned "R-3" South. - Industrial, Zoned "R-3" and "C-3" East - Single Family, Zoned "R-3" West - Vacant, Zoned "C-3" PLANNING CONSIDERATIONS: 1. The proposal for the property is to construct multifamily units at a density of 24 units per acre. No specific plans have been submitted, but before a building permit can be issued, additional view by the Planning Commission will be required. The site is in a pocket north of Asher Avenue that has diverse mix of uses including commercial, industrial and single family. There is also substantial amounts of vacant land that offer the potential for some quality infill development. Multifamily development appears to be appropriate for the site if the street system is upgraded to accommodate additional traffic. The demand for additional housing units is present because of UALR being located in the area. Because of the high percentage of vacant land, an overall concept plan addressing circulation, density and development patterns for the area would be an asset in the review of future rezoning requests. There has been some discussion about other multifamily projects in the general neighborhood. If properly developed, impacts on a multifamily use should be minimal except for the increase in traffic. March 27, 1984 Item No. 12 - Continued 2. The site is vacant and flat. 3. All the boundary streets appear to be deficient in right-of-way for residential street standards. The required right-of-way for a residential street is 50'. As of this writing, the owner has not submitted a signed copy of the right-of-way agreement which is required with every rezoning application. This item should be deferred until a signed copy of the agreement is returned and made a part of the rezoning file. 4. There have been no adverse comments received from the reviewing agencies at this time. 5. There are no legal issues. 6. There is no documented neighborhood position or history. I` 7. Multifamily use is supported by the Oak Forest Neighborhood Plan which this area is a part of. The major drawback to this location is the existing street system, and major improvements will have to be made for multifamily to work. An overall study of the street network should be undertaken to determine what would be the best circulation flow and if any streets could be closed. Getting traffic in and out of this area is critical, especially if additional units are being proposed. A carefully designed project could initiate other new development in the area which is needed. STAFF RECOMMENDATION: Staff recommends approval of the request provided the signed right-of-way agreement is on file at the time of the hearing.