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HomeMy WebLinkAboutZ-4423 Staff AnalysisApril 30, 1985 Item No. 3 - Z-4423 Owner: Gene Carter Applicant: Brooks Jackson Location: Bowman and Kanis Roads Northwest Corner Request: Rezone from "R-2" and "MF -12" to "MF -18" Purpose: Multifamily Units Size: 21.7 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "MF -12" South - Vacant and Single Family, Zoned "R-2," "0-3" and "C-3" (Unclassified) East - Vacant and Single Family (Unclassified) West - Single Family, Zoned "R-2" PLANNING CONSIDERATIONS 1. The proposal is to rezone approximately 22 acres to "MF -18." The owners have also requested that the west 50 feet of the property be rezoned to "OS" Open Space. The site is located in an area of west Little Rock where the primary land use is still single family with large tracts of vacant land. The nonresidential uses in the immediate vicinity are primarily concentrated at the intersection of Kanis and Bowman Roads. There are other minor nonresidential uses along Kanis and on Bowman south of Kanis. The zoning pattern is somewhat more mixed with "MF -l8,11 -"MF -24,11 110-3," "C-3" and some "I-2" to the north. Most of those tracts are still undeveloped. North of the existing "MF -12' property, the land is zoned "C-3" to Markham Street with an "I-2" parcel. The existing "R-2" strip that creates the northern boundary for the "MF -12" tract is the proposed alignment for the Rock Creek Parkway extension. Because of the property's location and the existing zoning, it - appears that a multifamily density for the site is reasonable. April 30, 1985 Item No. 3 - Continued 2. The site is vacant, hilly and heavily wooded. Along the southeast boundary of the property, there is a large Southwestern Bell easement. The tract is also bisected by a 50 -foot right-of-way for what would be the extension of Hermitage Road. 3. The only Master Street Plan issue remotely effecting this property is Bowman Road which is classified as a minor arterial, but the site does not have any frontage on Bowman so there should be no dedication requirement. 4. Engineering has provided the following comments: (1) Hermitage Road will need to be built to collector standards. (2) Discuss whether a collector should be required along the west boundary to tie into Rock Creek parkway. (Hermitage Road west of Bowman will be utilized to provide access to the site.) The Little Rock Wastewater Utility has provided the following statement: No sanitary sewer is available at this location. Sanitary sewer service is available at Bowman and Pilgrim roads. This sewer drains to the Rock Creek watershed of which District 230 is a part. The property under consideration in this zoning change does not have gravity sewer service immediately available to it at the present. To serve the property by gravity would require a main extension from District 219 in the Brodie Creek watershed. District 219 sewers are design to serve 12.6 people/gross acre at ultimate "build out" of the area within the district. The utility policy through the years has been to restrict developments within the Brodie Creek watershed to population densities of 12.6 people/gross acre or less so that the ultimate sewer is not exceeded. The upshot with regard to item Z-4423 is that the utility mus,t oppose the zoning change to "MF -18" at this time because we believe it will result in densities exceeding the figure mentioned above. Pumping over the ridge and into the Rock Creek watershed/District 230 is unacceptable because it would set a precedent which leads to problems similar to District 222 and the Grassy Flat interceptor. April 30, 1985 Item No. 3 - Continued 5. There are no legal issues associated with this request. 6. Some of the property is currently outside the City limits, but it is part of the referendum area that the City is still waiting for a final decision on. The Supreme Court ruled in favor of the City, but a Petition for a rehearing has been filed. Prior to applying for the rezoning, the owners filed an annexation petition, but the status of that is unknown at this time. Staff has received some informational calls regarding this request. 7. The I-430 District Plan identifies the site for multifamily development, and staff supports that type of land use pattern with some modifications to the densities. Because of an existing single family subdivision to the west, staff recommends the following rezoning pattern: ��the west 50 feet to "OS," the next 250 feet to MF -12 and the balance to "MF --18." This approach has been used at another location, Napa Valley and Mara Lynn, because of adjacent single family subdivisions. Staff feels that the stepping of densities can provide a reasonable number of units and at the same time protect the single family development to the west. " Extending multifamily zoning south of the MF -12" should not adversely impact the area. The issue of the collectors will have to be addressed at the time of the public hearing. STAFF RECOMMENDATION: Staff recommends approval of the request with the following densities: "OS" for the west 50 feet, "MF -12" for the next 250 feet and "MF -18" for the balance. PLANNING COMMISSION ACTION: Brooks Jackson was present and represented the owner of the property. There were approximately five interested residents in attendance. Mr. Jackson described the proposed project and its high level of quality. Mike Batie of the City's Engineering staff addressed the proposed north/south collector on the west side of the property intersecting with the Rock Creek Parkway extension. Mr. the Engineering staff recommended that the �collector eonthat the west side of the site was necessary and be maintained on the April 30, 1985 Item No. 3 - Continued Rock Creek Parkway Plan. At this point, the Planning Commission was informed that the collector in question was not currently shown on the Master Street Plan. Mr. Batie went on to say that the plan for the extension was to try to avoid excessive curb cuts and limit access to specific intersections. There was a long discussion about the collector issue. Mr. Jackson spoke again and discussed the property to the north which is under the same ownership. He said the plans are to develop it for commercial uses. He also addressed access to the property in question. There were some additional comments about the proposed collector on the west side of the property. Marie Taylor had some questions about the standards for a collector and the right-of-way for a strip (Hermitage west of Bowman Road). John Brooks expressed concerns about the drainage in the area and the proposed zoning. Mr. Brooks indicated that his property was adjacent to the site in question at a lower elevation, and he wanted to know how he would be protected from the development. He was informed that the site plan would address those types of issues. Gene Carter, owner of the Property, de"cribed the proposed project and gave some specifics. There were additional comments about the street issues. Brooks Jackson then amended the application to reflect the staff's recommendation of "oS" for the west 50 feet, "MF -12" for the next 250 feet and "MF -18" for the balance. The Planning Commission voted to recommend approval of the request as amended. The vote: 9 ayes, 0 noes and 2 absent. The Planning Commission also recommended that the collector on the west side and that a Portion of Hermitage be constructed to collector standards. April 30, 1985 Item No. 3 - Z-4423 Owner: Gene Carter Applicant: Brooks Jackson Location: Bowman and Kanis Roads Northwest Corner Request: Rezone from "R-2" and "MF -12" to "MF -18" Purpose: Multifamily Units Size: 21.7 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "MF -12" South - Vacant and Single Family, Zoned "R-2," "0-3" and "C-3" (Unclassified) East - Vacant and Single Family (Unclassified) West - Single Family, Zoned "R-2" PLANNING CONSIDERATIONS 1. The proposal is to rezone approximately 22 acres to "MF -18." The owners have also requested that the west 50 feet of the property be rezoned to "OS" Open Space. The site is located in an area of west Little Rock where the primary land use is still single family with large tracts of vacant land. The nonresidential uses in the immediate vicinity are primarily concentrated at the intersection of Kanis and Bowman Roads. There are other minor nonresidential uses along Kanis and on Bowman south of Kanis. The zoning pattern is somewhat more mixed with "MF -18," "MF -24," 110-3," "C-3" and some "I-2" to the north. Most of those tracts are still undeveloped. North of the existing "MF -12' property, the land is zoned 11C-3" to Markham Street with an "I-2" parcel. The existing "R-2" strip that creates the northern boundary for the "MF -12" tract is the proposed alignment for the Rock Creek Parkway extension. Because of the property's location and the existing zoning, it appears that a multifamily density for the site is reasonable. April 30, 1985 Item No. 3 - Continued 2. The site is vacant, hilly and heavily wooded. Along the southeast boundary of the property, there is a large Southwestern Bell easement. The tract is also bisected by a 50 -foot right-of-way for what would be the extension of Hermitage Road. 3. The only Master Street Plan issue remotely effecting this property is Bowman Road which is classified as a minor arterial, but the site does not have any frontage on Bowman so there should be no dedication requirement. 4. Engineering has provided the following comments: (1) Hermitage Road will need to be built to collector standards. (2) Discuss whether a collector should be required along the west boundary to tie into Rock Creek parkway. (Hermitage Road west of Bowman will be utilized to provide access to the site.) The Little Rock Wastewater Utility has provided the following statement: No sanitary sewer is available at this location. Sanitary sewer service is available at Bowman and Pilgrim roads. This sewer drains to the Rock Creek watershed of which District 230 is a part. The property under consideration in this zoning change does not have gravity sewer service immediately available to it at the present. To serve the property by gravity would require a main extension from District 219 in the Brodie Creek watershed. District 219 sewers are design to serve 12.6 people/gross acre at ultimate "build out" of the area within the district. The utility policy through the years has been to restrict developments within the Brodie Creek watershed to population densities of 12.6 people/gross acre or less so that the ultimate sewer is not exceeded. The upshot with regard to item Z-4423 is that the utility must oppose the zoning change to "MF -18" at this time because we believe it will result in densities exceeding the figure mentioned above. Pumping over the ridge and into the Rock Creek watershed/District 230 is unacceptable because it would set a precedent which leads to problems similar to District 222 and the Grassy Flat interceptor. April 30, 1985 Item No. 3 - Continued 5. There are no legal issues associated with this request. 6. Some of the property is currently outside the City limits, but it is part of the referendum area that the City is still waiting for a final decision on. The Supreme Court ruled in favor of the City, but a petition for a rehearing has been filed. Prior to applying for the rezoning, the owners filed an annexation petition, but the status of that is unknown at this time. Staff has received some informational calls regarding this request. 7. The I-430 District Plan identifies the site for multifamily development, and staff supports that type of land use pattern with some modifications to the densities. Because of an existing single family subdivision to the west, staff recommends the following rezoning pattern: the west 50 feet to "OS," the next 250 feet to "MF -12" and the balance to "MF -18." This approach has been used at another location, Napa Valley and Mara Lynn, because of adjacent single family subdivisions. Staff feels that the stepping of densities can provide a reasonable number of units and at the same time protect the single family development to the west. Extending multifamily zoning south of the "MF -12" should not adversely impact the area. The issue of the collectors will have to be addressed at the time of the public hearing. STAFF RECOMMENDATION: Staff recommends approval of the request with the following densities: "OS" for the west 50 feet, "MF -12" for the next 250 feet and "MF -18" for the balance. PLANNING COMMISSION ACTION: Brooks Jackson was present and represented the owner of the property. There were approximately five interested residents in attendance. Mr. Jackson described the proposed project and its high level of quality. Mike Batie of the City's Engineering staff addressed the proposed north/south collector on the west side of the property intersecting with the Rock Creek Parkway extension. Mr. Batie indicated that the Engineering staff recommended that the collector on the west side of the site was necessary and be maintained on the April 30, 1985 Item No. 3 - Continued Rock Creek Parkway Plan. At this point, the Planning Commission was informed that the collector in question was not currently shown on the Master Street Plan. Mr. Batie went on to say that the plan for the extension was to try to avoid excessive curb,cuts and limit access to specific intersections. There was a long discussion about the collector issue. Mr'. Jackson spoke again and discussed the property to the north which is under the same ownership. He said the plans are to develop it for commercial uses. He. also addressed access to the property in question. There-' were some additional comments about the proposed collector on the west side of the property. Marie Taylor had some questions about the standards for a collector and the right-of-way for a strip (Hermitage west of Bowman Road). John Brooks expressed concerns about the drainage in the. area and the proposed zoning. Mr. Brooks indicated that his property was adjacent to the site in question at a lower elevation, and he wanted to know how he would be protected from the development. He was informed that the site plan would address those types of issues. Gene Carter, owner of the property, de-cribed the proposed project and gave some specifics. There were additional comments about the street issues. Brooks Jackson then amended the application to' reflect the staff's recommendation of "OS" for the west 50 feet, "MF -12" for the next 250 feet and "MF -18" for the balance. The Planning Commission voted to recommend approval of the request as amended. The vote: 9 ayes, 0 noes and 2 absent. The Planning Commission also recommended that the collector on the west side and that a portion of Hermitage be constructed to collector standards.