Z-5544 Staff AnalysisApril 21, 1992
ITEM NO.: A Z-5544
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
West Little Rock Development
Company and James and
Amanda Moore
James Moore
18018 Kanis Road
Rezone from R-2 to C-3
Commercial
5.5 acres
Single -Family
SURROUNDING LAND USE AND ZONING
North
- Vacant, zoned R-2
South
- Vacant, zoned R-2
East
- Vacant, zoned R-2
West
- Commercial, zoned C-3
STAFF ANALYSIS
The request before the Commission is to rezone 5.5 acres on
the north side of Kanis Road from R-2 to C-3. The site is
located in Area II of the Extraterritorial Area and situated
approximately one-half mile west of the Chenal Parkway.
Currently, the property is being used as a residence,
however, the land has been occupied by a commercial use,
Aloha Pools, within the past year. In addition to the
house, there are three accessory buildings on the property,
including a barn.
Zoning in the immediate vicinity is either R-2 or C-3, with
the site in question abutting a C-3 tract on the west. The
area was zoned to R-2 in the latter part of 1991 and the C-3
rezonings were accomplished this year. The land use pattern
found along Kanis Road is primarily single family, but there
are some nonresidential uses on Kanis to the east and west.
Throughout the area there are a number of vacant parcels.
The adopted plan for this part of Area II shows a commercial
"node" at the intersection of Kanis and Edswood Roads. The
property in question is within the defined "node".
Therefore, a commercial reclassification of the five acres
is appropriate and staff supports the C-3 request. The plan
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April 21, 1992
ITEM NO.: A Z-5544 Cont.
recommends commercial use for properties north and south of
Kanis with a larger percentage of "node" located west of
Edswood Road. There are no outstanding zoning issues
associated with this request.
ENGINEERING COMMENTS
There are none to be reported.
STAFF RECOMMENDATION
Staff recommends approval of the C-3 rezoning.
PLANNING COMMISSION ACTION: (MARCH 10, 1992)
The applicant was represented by Mrs. James Moore. There
were two objectors in attendance. Mrs. Moore spoke briefly
and suggested the opponents be allowed to address the
Commission first.
Anne Childs, 18,211 Kanis Road, spoke and said that she and
her husband, John Childs, were opposed to C-3 rezoning.
Ms. Childs then submitted a letter to the Commission and
proceeded to discuss her home, which she described as a
historical landmark. She presented some history on the
house and said that a substantial investment has been put
into the property. Ms. Childs discussed Kanis Road and said
that she did not want another Rodney Parham. Ms. Childs
made some comments about the existing C-3 and asked that the
proposed C-3 request be denied. Ms. Childs said that her
property has 450 feet of frontage on Kanis, and presented
some photos.
Mrs. James Moore spoke again and described the existing
residence on the property, and said it was no longer
historical because of various additions. She then discussed
future plans for the Chenal area and described the existing
uses to the west. Mrs. Moore told the Commission that the
single family residence will remain the use for the
foreseeable future.
There were some discussion about the Outer Loop and the
Area II land use plan.
Mrs. James Moore then requested that the item be deferred to
the April 21, 1992 hearing.
Anne Childs made some additional comments.
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April 21, 1992
ITEM NO.: A Z-5544 Cant.
A motion was made to defer the item to April 21, 1992
meeting. The motion was approved by a vote of 10 ayes,
1 nay and 0 absent.
PLANNING COMMISSION ACTION: (APRIL 21, 1992)
The applicant, James Moore, was present. There were seven
objectors in attendance. James Moore spoke.and said that he
met with staff several times and was told that his property
was in a designated commercial node on the adopted land use
plan. Mr. Moore told the Commission that C-3 was filed for
based on the information provided by the staff, and there
were no definite plans for the site. He went on to discuss
the Outer Loop and the future land use in the area.
Mr. Moore then described existing uses and said the property
was purchased in January 1992.
Anne Childs, 18,211 Kanis Road, spoke and said that she has
talked to other property owners and staff members about the
rezoning request. Ms. Childs then submitted a letter and a
petition with signatures opposed to the C-3. She went on to
say that the plan was general and C-3 would put the area at
risk. Ms. Childs said there were very few restrictions in
the C-3 district, and the rezoning would have a negative
impact on the area. Ms. Childs concluded by asking the
Commission to deny the C-3 request.
James Moore spoke again and said that some of the
nonresidential uses have been in place for a number of
years. Mr. Moore also said that the land was purchased for
investment purchases.
There was a long discussion about staff's modified
recommendation for the site, a POD, and commercial nodes.
Jim Lawson, Director of Neighborhoods and Planning,
addressed the POD recommendation and said there were
problems with C-3. Mr. Lawson also said there was a timing
concern with the rezoning.
Bob Brown, Plans Specialist, told the Commission that the
Landscaping Ordinance did not apply because the property was
outside the city limit.
Daivd Jones addressed the Commission as a private citizen
because he was concerned with the issue. Mr. Jones said
that he agreed with the statements made by Commissioner
Walker, and there was a need to be consistent throughout the
city. Mr. Jones said there were problems with not allowing
C-3 zoning for property that was part of a commercial node
shown on an adopted plan.
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April 21, 1992
ITEM NO.: A Z-5544 Cont.
Amanda Moore spoke in support of the request. Ms. Moore
said she lived in the area and there were numerous
commercial uses in existence.
Janet .Scholl, 611 Edswood Road, spoke against the C-3 zoning
and discussed the area. Ms. Scholl said that the existing
businesses did not disrupt the flavor of the neighborhood,
which is primarily residential. Ms. Scholl said Kanis could
become another Rodney Parham if the rezoning was granted.
A motion was made to recommend approval of C-3 rezoning.
The motion was denied by a vote 3 ayes, 6 nays, 1 absent and
1 abstention (John McDaniel).
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