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HomeMy WebLinkAboutZ-6597 Staff AnalysisFebruary 4, 1999 ITEM NO.: E FILE NO.: Z-6597 Owner: Rex Benham Applicant: Rex Benham Location: 8621 Baseline Road Request: Rezone from R-2 to MF -24 (Amended to C-1) Purpose: Bring existing Multifamily development into conformance with zoning. Size: 3.2± acres Existing Use: 70 unit, Multifamily Development SURROUNDING LAND USE AND ZONING North - Manufacturing plant; zoned I-2 South - Single Family; zoned R-2 East - Single Family; zoned R-2 and 0-1 West - Multifamily and Single Family; zoned R-2 PUBLIC WORKS COMMENTS 1. Baseline Road is listed on the Master Street Plan as a principal arterial, a dedication of right-of-way to 45 feet from centerline will be required. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 4. Abandon existing easements under the structures. 5. Relocate existing storm drains around structures with planned development. 6. Revise parking with planned development. PUBLIC TRANSPORTATION ELEMENT The site is located on a CATA bus route. NEIGHBORHOOD ASSOCIATION NOTIFICATION Norm Floyd and the West Baseline Neighborhood Association were notified of the rezoning request. February 4, 1999 ITEM NO.: E Cont. FILE NO.: Z-6597 LAND USE PLAN ELEMENT The site is located in the Geyer Springs West Planning District. The Plan recommends Community Shopping (CS) for the northern 200± feet of the site and Single Family (SF) for the remaining southern 300± feet. The Plan previously recommended Multifamily (MF) for the site until it was changed with adoption of the Chicot West/I-30 South Neighborhood Action Plan on November 4, 1997. A request to amend the Plan, changing the site back to Multifamily (MF) is item no. 6 on this agenda (LU98-15-04). The site is occupied by an existing, nonconforming 70 unit apartment complex. Staff supports the requested Land Use Plan Amendment. STAFF ANALYSIS The request before the Commission is to rezone this 3.2± acre tract from R-2 Single Family to MF -24 Multifamily. The site is occupied by a multiple building, 70 unit apartment complex. The apartments were in existence at the time the property was annexed into the City in July, 1979. At that time, the property was zoned R-2 and the apartments were rendered nonconforming. No changes are proposed for the property. The applicant is in the process of refinancing the property and the issue of nonconformity was raised. In order to address the lenders concerns and to protect his investment, the applicant has filed for the proper zoning to accommodate the existing development. Associated with this request is a Land Use Plan Amendment to change the Plan from Community Shopping and Single Family to Multifamily (LU98- 15-04), item no. 6 on this agenda). The property is located on the south side of Baseline Road, one block east of the Wal-Mart Shopping Center. R-2 zoned, single family properties are adjacent to the south, east and west. A second, R-2 zoned nonconforming apartment development is also adjacent to the west. The large, C-3 zoned Shopping Center is just west of the second apartment complex. Two, 0-1 zoned lots, fronting onto Baseline Road, are adjacent to the east. Additional, R-5 zoned apartments are one block to the east. A large area of I-2 and C-4 zoned properties is located across Baseline Road, to the north. Munsey Products Manufacturing is directly across Baseline from this site. The apartment development has existed for many years and is compatible with uses and zoning in the area. The Multifamily provides a transition between the single family and the commercial and industrial development along Baseline Road and I-30. 2 February 4, 1999 ITEM NO.: E (Cont.) FILE NO.: Z-5597 Prior to adoption of the Chicot West/I-30 South Neighborhood Action Plan, the Geyer Springs West Land Use Plan recommended Multifamily for this site. As a result of the adoption of the Action Plan, the Land Use Plan was changed to reflect Community Shopping for the northern 200± feet of this site and single family for the remaining southern 300± feet. Staff believes it is appropriate to amend the plan, returning the site to Multifamily to recognize this pre- existing, established multifamily development. STAFF RECOMMENDATION Staff recommends approval of the requested MF -24 zoning. PLANNING COMMISSION ACTION: (DECEMBER 17, 1998) The applicant was present. There were no objectors present. Three letters had been received voicing support for some zoning that would accommodate the apartments but asking that the property not be zoned multifamily. The letters suggested that some level of commercial zoning might be more appropriate. Staff suggested that the item be deferred to the February 4, 1999 meeting at which time it would be amended to a C-1 rezoning request. Staff felt that C-1 zoning would accommodate the applicant's needs and would satisfy the neighborhood's concerns. It was noted that staff had discussed the C-1 option with the applicant and the various neighborhood interests and all parties felt it was an appropriate action. The item was placed on the Consent Agenda and deferred to the February 4, 1999 meeting. The vote was 8 ayes, 0 noes and 3 absent. STAFF UPDATE: In response to requests made by the various area neighborhood associations, the applicant amended the application to a C-1 rezoning request. C-1 conforms to the Geyer Springs West District Land Use Plan and the Chicot West/I-30 South Neighborhood Action Plan which recommend Community Shopping (CS) for the site. The C-1 Neighborhood Commercial district is designed to accommodate limited retail developments within or adjacent to neighborhood areas. The district permits a limited admixture of residential uses to facilitate integration with existing development and to encourage development of multiuse projects. The existing apartment complex is developed on 13 lots located on a small cul-de-sac, Stratford Court. This arrangement lends itself to future redevelopment as small, 3 February 4, 1999 ITEM NO.: 8 Cont. FILE NO.: Z-6597 neighborhood oriented, commercial uses. In the mean time, pending any future redevelopment, C-1 allows the existing multifamily. In short, C-1 accommodates the applicant's need to eliminate the nonconforming status of the apartment development and meets the neighborhood's desire to maintain the plan for the area which could lead to future commercial development. Staff recommends approval of the amended C-1 rezoning request. In light of this action, no Land Use Plan Amendment is needed and Plan Amendment LU98-15-04 will be withdrawn. PLANNING COMMISSION ACTION: (FEBRUARY 4, 1999) The applicant was present. There were no objectors present. Staff presented the amended application and a recommendation of approval. The item was placed on the Consent Agenda and approved for C-1 zoning by a vote of 10 ayes, 0 noes and 1 absent. 4