HomeMy WebLinkAboutZ-6506 Staff AnalysisJuly 23, 1998
ITEM NO.• K FILE NO.: Z-6506
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Macie Reichstadt
Macie Reichstadt
West side of the 2100 Block of
John Barrow Road
Rezone from R-2 to MF -18
Future Multifamily development
9.35± acres
Undeveloped, heavily wooded
SURROUNDING LAND USE AND ZONING
North - Undeveloped, wooded; zoned 0-3 and MF -18
South - Beauty Shop, zoned 0-3; Multiple Multifamily
units, zoned R-5 and MF -12
East - Undeveloped, wooded, zoned 0-1; Single Family,
zoned R-2
West - Multiple unit multifamily development;
zoned MF -12
PUBLIC WORKS COMMENTS
1. Barrow Road is listed on the Master Street Plan as a
minor arterial. A dedication of right-of-way to 45 feet
from centerline is required.
2. Driveways shall conform to Sec. 31-210 or Ordinance
16,577 on future development.
3. NPDES and grading permits are required prior to
construction, site grading and drainage plan will need
to be submitted and approved.
4. Stormwater detention Ordinance applies to this property.
5. Easements for proposed stormwater detention facilities
are required.
6. Easements shown for proposed storm drainage are
required.
7. On site striping and signage plans should be forwarded
to Public Works, Traffic Engineering for approval with
the site development package.
8. Street improvement plans shall include signage and
striping. Completed plans must be approved by Traffic
Engineering prior to construction.
9. John Barrow has a 1996 average daily traffic count of
17,000.
July 23, 1998
ITEM NO • K (Cont.)FILE NO.: Z-6506
10. Obtain barricade/street cut permit for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
11. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
12. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
PUBLIC TRANSPORTATION ELEMENT
The site is not located on a CATA bus route. The nearest
routes are located on Kanis Road to the north and West 36th
Street to the south.
NEIGHBORHOOD ASSOCIATION NOTIFICATION
The John Barrow, Brownwood Terrace, Twin Lakes and Twin
Lakes "B" Neighborhood Associations were notified of the
rezoning request.
LAND USE ELEMENT
The request is in the I-430 District. The John Barrow
Neighborhoods Plan reviewed the area in 1995-1996. The Plan
recommends the area be Mixed Office Commercial. Prior to
the Neighborhood Plan effort the area was shown for
Multifamily. The Neighborhood was opposed to any additional
multifamily in the area. Thus any area shown for
multifamily and not used or zoned for multifamily was
changed.
Six weeks ago the Planning Commission with the support of
the Neighborhood changed the Plan from residential (Single
Family) to nonresidential (Mixed Office Commercial) in the
3900 block of John Barrow. Staff believes it is appropriate
to replace this lost residential. Since the area west of
John Barrow from Tanya to Labette is almost totally
multifamily in use and zoning, this location appears
appropriate to serve as the replacement.
A Land Use Plan change is Item No. 4 on this agenda (LU98-
11-02). For additional information about the land use
issues please refer to this item.
STAFF ANALYSIS
The request before the Commission is to rezone the
undeveloped 9.35± acre tract from "R-2" Single Family to
"MF -18" Multifamily District. Although no immediate
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July 23, 1998
ITEM NO.: K (Cont.
FILE NO.: Z-6506
development is proposed for the site, the applicant has
indicated that plans are to develop a multifamily project on
the property.
Staff believes multifamily is appropriate for the site.
Property adjacent to the north is now zoned MF -18 (having
recently been rezoned from MF -12). A conditional use permit
for a nursing home was also recently approved for this MF -18
property. An R-5 zoned apartment complex is located further
to the north. A large multifamily complex is located on the
MF -12 zoned property adjacent to the west and south. An
area of R-4 zoned duplexes is further to the south and
approximately 40 acres of MF -12 and MF -18 zoned property is
south of Tanya Drive. Other properties in the vicinity of
the subject property are zoned 0-1, 0-3 and POD. A large
high school is located on an R-2 zoned tract across Barrow
Road.
Until 1996, the Boyle Park District Land Use Plan
recommended Multifamily for this site. As a result of the
John Barrow Neighborhoods Plan Initiative, the Land Use Plan
for this site was amended to Mixed Office Commercial. Staff
believes it is reasonable to consider restoring multifamily
at this site. There does not appear to be immediate
pressure for additional office/commercial development in the
area. A proposed Land Use Plan amendment from Mixed Office
Commercial to Multifamily is item no. 4 on this agenda
(LU98-11-02).
The proposed MF -18 rezoning request is compatible with the
existing zoning and use pattern in the area. The
predominance of properties on the west side of John Barrow
Road, from the Kanis commercial strip south to West 29th
Street, are now zoned residential at a density higher than
single family. The Land Use Plan had traditionally
recognized this site as multifamily.
STAFF RECOMMENDATION
Staff recommends approval of the requested MF -18 rezoning.
PLANNING COMMISSION ACTION: (JUNE 25, 1998)
The applicant was present. There were no objectors present.
Staff informed the Commission that the applicant had, on
June 24, 1998, requested a deferral to the July 23, 1998
commission meeting. Staff stated that the deferral was in
response to neighborhood concerns and staff's suggestion.
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July 23, 1998
SUBDIVISION
ITEM NO.: K Cont. FILE NO.: Z-6506
A motion was made to waive the bylaws and accept the request
for deferral which had been received less than 5 days prior
to the hearing. The motion was approved by a vote of 10
ayes, 0 noes and 1 absent.
The item was then placed on the Consent Agenda and deferred
to the July 23, 1998 meeting. The vote was 10 ayes, 0 noes
and 1 absent.
PLANNING COMMISSION ACTION:
(JULY 23, 1998)
Maury Mitchell and Chip Triplett were present representing
the application. There were several objectors present.
Presentation of this item followed a lengthy discussion of
the proposed land use plan amendment (Item "J" on this
agenda, LU98-11-02). The Commission by a vote of 4 ayes, 7
noes and 0 absent denied the Land Use Plan Amendment. In
light of the Commission's action on the Plan Amendment and
in response to neighborhood concerns, staff recommended
denial of the requested MF -18 zoning.
Maury Mitchell and Chip Triplett briefly addressed the
Commission. They each stated that they had no new
information beyond what had been presented during discussion
of the Plan Amendment.
Muskie Harris, of 4201 John Barrow Road, spoke briefly in
support of the rezoning request.
Carol Rudd and George Brown, both representing the John
Barrow Neighborhood Association spoke against the rezoning.
They noted that the recently adopted neighborhood action
plan stated that no new multifamily was needed in the area.
Bobby Minick, of 2603 John Barrow Road, spoke in opposition.
A motion was made to approve the rezoning request. The
motion was denied by a vote of 1 ayes, 10 noes and 0 absent.
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