HomeMy WebLinkAboutZ-5099-F Staff AnalysisFILE NO.: Z -5099-F
Owner: PDC, LLC (Eugene M. Pfeifer, III)
Applicant: Tim Daters, White-Daters and Associates
Location: South side of The Divide Parkway
Area: 34.51 Acres
Request: Rezone from R-2 to MF -12
Purpose: Multifamily
Existing Use: Undeveloped
SURROUNDING LAND USE AND ZONING
North — Undeveloped property and single-family residences
(across The Divide Parkway); zoned R-2
South — Multifamily development, mini -warehouse development and undeveloped
property (along north side of Chenal Parkway); zoned MF -18, C-3 and 0-3
East —Multifamily development and undeveloped property; zoned MF -18 and R-2
West — Undeveloped property (across The Divide Parkway); zoned R-2 and 0-3
A. PUBLIC WORKS COMMENTS:
1. The dedication of The Divide Parkway has not been accepted by staff due to
a lack of a maintenance bond being provided for the work.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA bus route. Bus Route #25 (Pinnacle Mountain
Express) runs along Highway 10 to the south.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site, and the Aberdeen
Court, DuQuesne Place and the Coalition of West Little Rock Neighborhoods
Neighborhood Associations were notified of the public hearing.
FILE NO.: Z -5099-F Cont.
D. LAND USE ELEMENT:
This request is located in the Pinnacle Mountain Planning District. The Land Use
Plan shows Residential Low Density (RL) for this property. This category
provides for single-family homes at densities not to exceed 6 dwelling units per
acre. Such residential development is typically characterized by conventional
single family homes, but may also include patio or garden homes and cluster
homes, provided that the density remain less than 6 units per acre. The
applicant has applied for a rezoning from R-2 (Single -Family) to MF -12
(Multifamily 12 units per acre) to allow for future development of the property.
There is a separate Land Use Plan Amendment on this item.
Master Street Plan:
The Divide Parkway is a Local Street on the Master Street Plan. A Local Street
is to provide access to adjacent property. Local Streets abutting non -single
family zoning are considered Commercial Streets. Commercial Streets have a
design standard the same as a Collector. This street may require dedication of
right-of-way and may require street improvements for entrances and exits to the
site.
Bicycle Plan:
There are no bike routes shown in the immediate vicinity.
E. STAFF ANALYSIS:
PDC, LLC, owner of the 34.51 acre property located along the south side of The
Divide Parkway (east of Chenal Parkway), is requesting to rezone the property
from "R-2", Single Family District to "MF -12" Multifamily District. The rezoning is
proposed to allow future multifamily development of the property.
The property is currently undeveloped and wooded. The property has varying
degrees of slope. The high point of the property is near the center of the tract,
sloping downward in all directions.
The property is located in an area, which contains a mixture of zoning and uses.
The property immediately north (across The Divide Parkway) is undeveloped and
zoned R-2. Single-family residences are located further north. There is an
enclosed sewer treatment plant to the northeast. The properties to the south,
along the north side of Chenal Parkway are zoned MF -18, 0-3 and C-3, and
contain multifamily and mini -warehouse uses. The properties to the east are
zoned R-2 and MF -18. A multifamily development is currently under construction
on the MF -18 property. Undeveloped R-2 and 0-3 zoned property is located to
the west.
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FILE NO.: Z -5099-F Cont.
The City's Future Land Use Plan designates this property on "RL" Residential
Low Density. The applicant has filed a Land Use Plan Amendment for a change
to "RM" Residential Medium Density, which is a separate item on this agenda.
Staff is supportive of the requested MF -12 rezoning. Staff views the request as
reasonable. The proposed medium density multifamily zoning will serve as an
area of transition from the Office and Commercial zoned property to the south to
the single family zoning to the north. The vast majority of the multifamily zoning
of similar density in this general area has been developed or is in the process of
being developed. Staff believes the rezoning of this property to MF -12 will have
no adverse impact on the adjacent properties or the general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested MF -12 rezoning.
PLANNING COMMISSION ACTION: (MARCH 15, 2012)
The applicants were present. There were no objectors present. Staff presented the
item and a recommendation of approval. There was no further discussion. The item
was placed on the consent agenda and approved by a vote of 10 ayes, 0 noes and
1 absent.
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March 15, 2012
ITEM NO.: 2.1
Owner:
Applicant:
Location:
Area:
Request:
Purpose:
Existing Use:
FILE NO.: Z
PDC, LLC (Eugene M. Pfeifer, III)
Tim Daters, White-Daters and Associates
South side of The Divide Parkway
34.51 Acres
Rezone from R-2 to MF -12
Multifamily
Undeveloped
SURROUNDING LAND USE AND ZONING
North — Undeveloped property and single-family residences
(across The Divide Parkway); zoned R-2
South — Multifamily development, mini -warehouse development and undeveloped
property (along north side of Chenal Parkway); zoned MF -18, C-3 and 0-3
East — Multifamily development and undeveloped property; zoned MF -18 and R-2
West — Undeveloped property (across The Divide Parkway); zoned R-2 and 0-3
A. PUBLIC WORKS COMMENTS:
1. The dedication of The Divide Parkway has not been accepted by staff due to
a lack of a maintenance bond being provided for the work.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA bus route. Bus Route #25 (Pinnacle Mountain
Express) runs along Highway 10 to the south.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site, and the Aberdeen
Court, DuQuesne Place and the Coalition of West Little Rock Neighborhoods
Neighborhood Associations were notified of the public hearing.
March 15, 2012
ITEM NO.: 2.1 Cont. FILE NO.: Z -5999-F
D. LAND USE ELEMENT:
This request is located in the Pinnacle Mountain Planning District. The Land Use
Plan shows Residential Low Density (RL) for this property. This category
provides for single-family homes at densities not to exceed 6 dwelling units per
acre. Such residential development is typically characterized by conventional
single family homes, but may also include patio or garden homes and cluster
homes, provided that the density remain less than 6 units per acre. The
applicant has applied for a rezoning from R-2 (Single -Family) to MF -12
(Multifamily 12 units per acre) to allow for future development of the property.
There is a separate Land Use Plan Amendment on this item.
Master Street Plan:
The Divide Parkway is a Local Street on the Master Street Plan. A Local Street
is to provide access to adjacent property. Local Streets abutting non -single
family zoning are considered Commercial Streets. Commercial Streets have a
design standard the same as a Collector. This street may require dedication of
right-of-way and may require street improvements for entrances and exits to the
site.
Bicycle Plan:
There are no bike routes shown in the immediate vicinity.
E. STAFF ANALYSIS:
PDC, LLC, owner of the 34.51 acre property located along the south side of The
Divide Parkway (east of Chenal Parkway), is requesting to rezone the property
from "R-2", Single Family District to "MF -12" Multifamily District. The rezoning is
proposed to allow future multifamily development of the property.
The property is currently undeveloped and wooded. The property has varying
degrees of slope. The high point of the property is near the center of the tract,
sloping downward in all directions.
The properly is located in an area, which contains a mixture of zoning and uses.
The property immediately north (across The Divide Parkway) is undeveloped and
zoned R-2. Single-family residences are located further north. There is an
enclosed sewer treatment plant to the northeast. The properties to the south,
along the north side of Chenal Parkway are zoned MF -18, 0-3 and C-3, and
contain multifamily and mini -warehouse uses. The properties to the east are
zoned R-2 and MF -18. A multifamily development is currently under construction
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March 15, 2012
ITEM NO.: 2.1 Cont. FILE NO.: Z -5099-F
on the MF -18 property. Undeveloped R-2 and 0-3 zoned property is located to
the west.
The City's Future Land Use Plan designates this property on "RL" Residential
Low Density. The applicant has filed a Land Use Plan Amendment for a change
to "RM" Residential Medium Density, which is a separate item on this agenda.
Staff is supportive of the requested MF -12 rezoning. Staff views the request as
reasonable. The proposed medium density multifamily zoning will serve as an
area of transition from the Office and Commercial zoned property to the south to
the single family zoning to the north. The vast majority of the multifamily zoning
of similar density in this general area has been developed or is in the process of
being developed. Staff believes the rezoning of this property to MF -12 will have
no adverse impact on the adjacent properties or the general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested MF -12 rezoning.
PLANNING COMMISSION ACTION: (MARCH 15, 2012)
The applicants were present. There were no objectors present. Staff presented the
item and a recommendation of approval. There was no further discussion. The item
was placed on the consent agenda and approved by a vote of 10 ayes, 0 noes and
1 absent.
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