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HomeMy WebLinkAboutZ-4388 Staff ANalysisJanuary 29, 1985 Item No. 7 - Z-4388 Owner: Mrs. Lee V. Garrett Applicant: Systems Management Development Corporation Location: West Baseline Road west of Highway 5 Request: Rezone from "R-2" to "MF -12" Purpose: Multifamily Size: 37.5 acres Existing Use: Single Family SURROUNDING LAND USE AND ZONING: North - Vacant, Unclassified South - Vacant, Zoned "R-2" East - Vacant and Single Family, Zoned "R-2" West - Vacant, Zoned "MF. -24" PLANNING CONSIDERATIONS: 1. The proposal is to rezone 37.5 acres for multifamily development. The tract has approximately 959 feet of frontage along West Baseline Road, and is located about .3 miles west of Highway 5 (Stagecoach Road). The frontage dimension excludes the lot which is not part of the rezoning application. The property is located in the area of Southwest Little Rock that is experiencing some major land use changes. This is due, in part, to the development occurring in close proximity of the I -30/I-430 interchange and a large sewer improvement district that is placing some pressures on landowners. The activity in the immediate vicinity has included the City rezoning of a 5 -acre tract to "C-2" at the southwest corner of West Baseline and Highway 5 and the Planning Commission recommending approval of a 9 -acre "C-3" tract at the southeast corner of the same intersection and 3 acres of "0-2" on Highway 5 and approximately 40 acres of "MF -6, 12 and 18" -south of West Baseline on Highway 5. The southeast corner of the property in question abuts some of the proposed "MF -12" tract. Because of these recent changes in land use in the area, it appears that some multifamily development on the site is appropriate. January 29, 1985 Item No. 7 - Continued Also, with the extensive frontage on West Baseline and the size of the property, a portion of it is suited for multifamily use. 2. The site is flat and mostly vacant. There are some Single family residences along Baseline Road. The most unique feature of the propery is that it has a grass runway (airfield). Also, there is a 50 -foot gas easement along the east boundary. 3. Baseline Road is classified as an arterial on the Master Street Plan. The existing right -o£ -way is deficient, so dedication of 50 feet from the centerline will be required and boundary street improvements for Baseline. 4. There have been no adverse comments received from the reviewing agencies as of this writing. 5. There are no apparent legal issues. 6• The property was annexed into the City in 1979. with the recent multifamily rezoning request on the west side of Highway 5/Stagecoach 1 oad , south of this site, there was some opposition from the Otter Creek neighborhood. That application was amended to reflect the concerns of the residents. Staff has only received informational calls regarding this case. 7. The Property is located in the Otter Creek District Plan Area, but the preliminary draft of the plan does not identify the site for multifamily use. Staff feels that rezoning some of the land to a multifamily classification is appropriate because of the location. To the west there is a tract of land approximately 14 acres zoned "MF -24" and the area to the east of the site is shown on the Otter Creek Plan for multifamily development. Also, land to the south and southeast of the property in question was recently recommended for multifamily rezoning by the Planning Commission. The area is suitable for multifamily development if a reasonable density is maintained, such as "MF -12." Staff does recommend that only approximately the north 570 feet be rezoned to "MF -12" at this time. This dimension is equal to the depth of the "MF -24" property to the west and establishes a reasonable multifamily zoning line along Baseline Road in this immediate area. This recommendation is similar to the staff's position January 29, 1985 Item No. 7 --Continued on the recent rezoning to the south and southeast. Staff feels that at this time it is appropriate to maintain "R-2" zoning adjacent to the existing "R-211, specifically the Otter Creek Community. The recent rezoning request to the south was amended to keep a substantial "R-2" tract, and that concept should be applied to this property. In the future, if a real project is proposed for the rear portion of the site, a PRD should be utilized or a reduction in the density be considered. (Staff strongly suggests that an effort be made to include the outparcel in the proposed development for the larger tract.) STAFF RECOMMENDATION: Staff recommends approval of "MF -12" for the north portion of the property with a depth from Baseline Road equal to the "MF -24" zoning that abuts this tract on the west side. PLANNING COMMISSION ACTION: The applicant was present and represented by Don Chambers. There were no objectors. Mr. Chambers discussed the "MF -12 - proposal and said it was a logical'.location for multifamily development. He then went on to present two alternative zoning plans addressing the staff's concerns. The first Option had 34 acres of "MF -12" and approximately 3.5 acres Of "R--2" in the southwest corner of the tract. The second Option had the tract split between "MF -12" on the front portion and "MF -6" to the rear with an 80 -foot "OS" strip adjacent to Otter Creek and the south property line. Staff indicated their support for the second Option. The depth for the "MF -12" in option 2 would be approximately 550 feet, equal to the existing "MF -24" line on the west side. There was a lengthy discussion about the options. The applicant agreed to amending the application to "pS", "MF -6" and "MF -12." The Planning Commission voted to recommend approval of the amended application. The vote: 9 ayes, 0 noes and 2 absent.