Loading...
HomeMy WebLinkAboutS-0503-J Staff Analysis• f April 19, 1988 Item No. lA - Z-4297-A Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Winrock Development Company Joe D. White Bowman Road (at Panther Creek) Rezone from "R-2" to "MF-18" Multifamily 9.3 acres Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-2" South - Vacant, Zoned "R-2" East - Vacant, Zoned "R-2" West - Vacant and Single Family, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The request is to rezone 9.3 acres on the east side of Bowman Road from "R-2" to "MF-18." The site is situated just south of where Panther Creek crosses Bowman Road, and all the land is located between the creek and Bowman Road. Zoning in the area is "R-2," and the most significant land use is the Sandpiper Subdivision located to the east and northeast. Other land uses include scattered single family units and a nonconforming auto repair garage at the southwest corner of Bowman Road and Gilbert Drive. In addition to the existing development, a high percentage of land is still vacant, including a large tract to the south and the land across Bowman Road to the west. 2. The site is vacant and increases in elevation from east to west with the high point being in the southwest corner of the property. Along the east side of the site, there is some floodplain involvement, and the Panther Creek floodway forms the eastern boundary of the tract under consideration. 3. Bowman Road is classified as a minor arterial which requires a minimum right-of-way of 80 feet, so additional dedication of right-of-way will be required. April 19, 1988 d) Item No. lA - Continued 4. Comments from Engineering include: Street improvements and right-of-way dedication for Bowman Road. . Dedication of the established floodway. 5. There are no legal issues. 6. In 1984, a rezoning application was filed for approximately 27 acres, including the parcel in question. The initial request was for "MF-12" and "MF-18" which was amended to reduce the "MF-18" area and change the "MF-12" to "MF-6." Also, 5.5 acres were to be rezoned to "OS." There was strong opposition from the residents of the Sandpiper Addition to the rezoning Proposal. Objectors were concerned with inadequate buffering, property values, and traffic. The rezoning proposal was finally withdrawn from consideration at the request of the owner. Staff supported an "MF" classification for the land between Bowman Road and the creek with an "OS" area providing a buffer for the tracts to the east. 7. Staff feels that an "MF-18" reclassification is a reasonable option for the land because of being adjacent to a minor arterial and the creek providing an adequate buffer for the lots to the east; this position is similar to the one taken on the 1984 proposal. Another factor that needs to be taken into consideration is the topography which does not lend itself to a single family detached development, but rather some type of attached structural arrangement. One issue that should be resolved prior to taking any action on the "MF" rezoning is the future extension of Ridgewood Road. Residents of Sandpiper have always been concerned about the alignment of Ridgewood and how it will tie into Bowman Road. The concern has to do with a direct route through the subdivision and the potential for increasing traffic flow. A preliminary plat has been filed for the area between Bowman Road and Forest Brook Court in the Sandpiper [Test Addition, which should adequately address the street issue. One final item is the Master Parks Plan which identifies Panther Creek as Priority One open space with an average floodway width of 175 feet and a buffer zone of 50 feet. 0 April 19, 1988 Item No. lA - Continued STAFF RECOMMENDATION: Staff recommends that the "MF-18" request be deferred to the April 19 subdivision hearing so the proposed rezoning and preliminary plat can be reviewed at the same time. PLANNING COMMISSION ACTION: (April 5, 1988) Staff reported that the applicant submitted a letter requesting that the item be deferred to the April 19, 1988, meeting as suggested by the staff. A motion was made to defer the rezoning request to the April 19th meeting. The motion was approved by a vote of 9 ayes, 0 noes, and 2 absent. PLANNING COMMISSION ACTION: (April 19, 1988) The applicant, Joe White, was present. There was one objector in attendance. Staff recommended the "MF-18" rezoning subject to additional right -of. -way dedication for Bowman Road and dedication of the floodway and the floodplain area north of the floodway. Mr. White addressed the Commission briefly and agreed to the right-of-way and floodplain dedications. Harold Lipke, adjacent property owner to the west, objected to the rezoning. He said it would devalue his property and the site should be left "R-2" Single Family. Additional comments were made about the I-430 Plan and the future alignment of Bowman Road. Mr. White addressed Bowman Road and said there will be very little change in the alignment. There was a long discussion about the various issues. A motion was made to recommend approval of the "MF-18" request subject to dedication of additional right-of-way for Bowman Road, the floodway, and the floodplain area north of the floodway. The motion passed by a vote of 9 ayes, 0 noes, and 2 absent. April 19, 1988 SUBDIVISIONS Item No. 1 NAME: T r.ITT"T nT]L+D . Sandpiper West Addition East of Bowman Road n"t- T TT V TP. D . Winrock Dev. Co., Inc. White-Daters and Associates, Inc. 2101 Brookwood Drive 401 Victory Street Little Rock, AR 72202 Little Rock, AR 72201 Phone: 663-5340 Phone: 374-1666 AREA: 47.58 acres NO. OF LOTS: 90 FT. NEW ST.: 3,980 ZONING: "R-2" PROPOSED USE: "R-2" A. Pro osal/Request To plat 47.58 acres into 90 lots for a single family development. B. Existing Conditions Site is located in an area that has developed as single family. Previous phases of the same subdivision are located to the east. The floodway and floodplain are located on the southern portion of the property. C. Issues/Discussion,/I,eaal/Technical/Design 1. Floodway dedication according to approval by Parks and Engineering/priority one open space indicated on Parks Plan. 2. Show building line for Bowman Road. 3. Dedicate area in floodplain to prevent no man's land. 4 April 19, 1988 SUBDIVISIONS Item No. 1 - Continued 4. Notify abutting property owners. D. Engineering Comments Collector intersection at Bowman and Ridgewood should be three lanes for a left turn lane. Widen it to 36 feet due to fast moving traffic. This would enable traffic to access Bowman more easily. E. Staff Recommendation {" F . IV F] Approval, subject to comments made. The redesign of Ridgewood is an effort by the developer to accommodate thru-traffic from Bowman Road to The Summit development. Subdivision Committee Review It was decided that the applicant would: (1) reflect the agreement with the Parks Department on the plat; (2) contact the Property Owners Association; (3) and revise the building line on Bowman Road to 35 feet. The City Engineers recommended that Ridgewood would be a collector since it is expected to function as one. PLANNING COMMISSION ACTION: There were no objectors present. The request was represented by Ron Tyne and Joe White. The staff presented its recommendation and suggested that the Commission deal with the deficient notice issue by voting on a motion to waive the bylaw requirement. A motion to waive the requirement was made and passed by a vote of 9 ayes, 0 noes, 2 absent. April 19, 1988 SUBDIVISIONS Item No. 1 - Continued The Commission then opened the hearing on the plat request. The staff recommendation was discussed with the result that the applicant agreed to the several items which were: (a) 36' pavement at Bowman Road, end of Shady Creek Drive; (b) the floodway be dedicated plus the floodplain on the north side of the floodway, (c) show 35' buildinq line on Bowman Road. A motion was then made to approve the plat as modified, subject to the staff recommendations. The motion passed by a vote of 9 ayes, 0 noes, 2 absent. ,J