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HomeMy WebLinkAboutZ-8040 Staff AnalysisMay 25, 2006 ITEM NO.: 4.1 FILE NO.: Z-8040 Owner: Unified CDC and New Life Christian Outreach Applicant: Pat Joyner — Unified CDC Lola Henson — New Life Christian Outreach Location: Along Preston Drive, Atkins Street, Acorn Place and Cameron Street, east of Chicot Road Area: Approximately 7.88 Acres total Request: Rezone from R-5 to R-3 Purpose: Single family residential development Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North — Mixed commercial uses along the south side of Baseline Road; zoned C-3 South — Single family residences; zoned R-2 East — Single family residences; zoned R-2 West — Mini -warehouses, auto repair business and convenience store (along Preston Drive), commercial building (along Chicot Road), and undeveloped property; zoned C-3 and R-2 A. PUBLIC WORKS COMMENTS: No Comments. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. Bus Routes 17 (Mabelvale- Downtown Route) and 17A (Mabelvale UALR Route) run along Chicot Road, approximately 300 feet to the west, C. PUBLIC NOTIFICATION: All owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified, and the SWLR United for Progress, Chicot and West Baseline Neighborhood Associations were notified of the public hearing. May 25, 2006 ITEM NO.: 4.1 Cont. FILE NO.: Z-8040 D. LAND USE ELEMENT: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Multifamily for this property. The applicant has applied for a R-2 for future development of single-family homes. A land use plan amendment for a change to Single Family is a separate item on this agenda. Master Street Plan: Baseline and Chicot Roads are shown as Arterials on the plan. An Arterial functions to move traffic through and around the urban area or from activity Centers to the Arterial system. These roads are designed to be four or more lanes and move large numbers of vehicles at high speed. They are not intended to provide access to adjacent land. Bicycle Plan: The Master Street Plan, bicycle section, proposes a Class III bike route along Oak Grove Lane to the east. A Class III route shares the road with motorized vehicles with no additional pavement provided for bicycles. C#ty Recognized Neighborhood Action Plan: The application area is within the Cloverdale -Watson Neighborhood Plan area. The Plan recommend has several objectives that are some what related to this application. The Plan suggests protesting any new Multifamily in the area and to support Land Use and Zoning changes will improve the community with minimum negative impacts. The Plan also calls for making infill housing compatible with existing neighborhood with similar bulk, mass, building materials, style, setback, etc. E_ STAFF ANALYSIS: Unified CDC and New Life Christian Outreach, owners of the 7.88 Acre property along Preston Drive, Atkins Street, Acorn Place and Cameron Street (east of Chicot Road), are requesting to rezone the property from "R-5" Urban Residence District to "R-3" Single Family District. The rezoning is proposed for single family residential development. The r^. May 25, 2006 ITEM NO.: 4.1 (Cont. FILE NO.: Z-8040 property was platted for single family homes a number of years ago. The overall property is comprised of Lots 1, 3, 5-32 and 37-46, Vernon Place Addition. The west portion of the property along Preston Drive contains vacant multifamily structures. Multifamily structures previously existed on the remainder of the property which is currently vacant. The overall property is currently fenced to prohibit access. The properties immediately south and east of the site contain single family residences. There are mixed commercial uses to the north along the south side of Baseline Road. There is a small mini -warehouse development, an auto repair business and a convenience store to the west along Preston Drive. There is also a commercial building and undeveloped R-2 zoned property to the west along the east side of Chicot Road. The City's Future Land Use Plan designates this property as multifamily. A Land Use Plan Amendment for a change to Single Family is a separate item on this agenda (LU06-15-01). Staff is supportive of the requested rezoning. Staff views the downzoning of this property to R-3 for the construction of single family residences as appropriate. As noted above, the adjacent property to the south and east contains single family homes. Therefore, the single family use as proposed will not be out of character with the area. Staff feels the proposed rezoning will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATIO Staff recommends approval of the requested R-3 rezoning. PLANNING COMMISSION ACTION: (MAY 25, 2006) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval. A motion to that effect was made. The motion passed by a vote of 7 ayes, 0 nays and 4 absent. The application was approved - Cl FILE NO.: Z-8040 Owner: Applicant: Location: Area: Request: Purpose: Existing Use: Unified CDC and New Life Christian Outreach Pat Joyner — Unified CDC Lola Henson — New Life Christian Outreach Along Preston Drive, Atkins Street, Acorn Place and Cameron Street, east of Chicot Road Approximately 7.88 Acres total Rezone from R-5 to R-3 Single family residential development Undeveloped SURROUNDING LAND USE AND ZONING North — Mixed commercial uses along the south side of Baseline Road; zoned C-3 South — Single family residences; zoned R-2 East — Single family residences; zoned R-2 West — Mini -warehouses, auto repair business and convenience store (along Preston Drive), commercial building (along Chicot Road), and undeveloped property; zoned C-3 and R-2 A. PUBLIC WORKS COMMENTS: No Comments. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. Bus Routes 17 (Mabelvale- Downtown Route) and 17A (Mabelvale UALR Route) run along Chicot Road, approximately 300 feet to the west, C. PUBLIC NOTIFICATION: All owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified, and the SWLR United for Progress, Chicot and West Baseline Neighborhood Associations were notified of the public hearing. FILE NO.: Z-8040 (Cont.) D. LAND USE ELEMENT: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Multifamily for this property. The applicant has applied for a R-2 for future development of single-family homes. A land use plan amendment for a change to Single Family is a separate item on this agenda. Master Street Plan: Baseline and Chicot Roads are shown as Arterials on the plan. An Arterial functions to move traffic through and around the urban area or from activity Centers to the Arterial system. These roads are designed to be four or more lanes and move large numbers of vehicles at high speed. They are not intended to provide access to adjacent land. Bicycle Plan: The Master Street Plan, bicycle section, proposes a Class III bike route along Oak Grove Lane to the east. A Class III route shares the road with motorized vehicles with no additional pavement provided for bicycles. City Recognized Neighborhood Action Plan: The application area is within the Cloverdale -Watson Neighborhood Plan area. The Plan recommend has several objectives that are some what related to this application. The Plan suggests protesting any new Multifamily in the area and to support Land Use and Zoning changes will improve the community with minimum negative impacts. The Plan also calls for making infill housing compatible with existing neighborhood with similar bulk, mass, building materials, style, setback, etc. E. STAFF ANALYSIS: Unified CDC and New Life Christian Outreach, owners of the 7.88 Acre property along Preston Drive, Atkins Street, Acorn Place and Cameron Street (east of Chicot Road), are requesting to rezone the property from "R-5" Urban Residence District to "R-3" Single Family District. The rezoning is proposed for single family residential development. The property was platted for single family homes a number of years ago. The overall property is comprised of Lots 1, 3, 5-32 and 37-46, Vernon Place Addition. The west portion of the property along Preston Drive contains vacant multifamily structures. Multifamily structures previously existed on the 2 FILE NO.: Z-8040 (Cont.) remainder of the property which is currently vacant. The overall property is currently fenced to prohibit access. The properties immediately south and east of the site contain single family residences. There are mixed commercial uses to the north along the south side of Baseline Road. There is a small mini -warehouse development, an auto repair business and a convenience store to the west along Preston Drive. There is also a commercial building and undeveloped R-2 zoned property to the west along the east side of Chicot Road. The City's Future Land Use Plan designates this property as multifamily. A Land Use Plan Amendment for a change to Single Family is a separate item on this agenda (LU06-15-01). Staff is supportive of the requested rezoning. Staff views the downzoning of this property to R-3 for the construction of single family residences as appropriate. As noted above, the adjacent property to the south and east contains single family homes. Therefore, the single family use as proposed will not be out of character with the area. Staff feels the proposed rezoning will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATI Staff recommends approval of the requested R-3 rezoning_ NNING COMMISSION ACTION: (MAY 25, 2006) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval. A motion to that effect was made. The motion passed by a vote of 7 ayes, 0 nays and 4 absent. The application was approved. 3