HomeMy WebLinkAboutZ-3396 from 1979 itemOctober 23, 1979
Item No. 13 - Z-3396 -
DEFERRED
Owner:
David
and Irma Yarh1e
Applicant:
Edward
O. Moody
Request:
Rezone
to "I" Light Industrial
Purpose:
Light
Industrial
Existing Zoning:
"A" One
family
Location:
12224
Chicot Road
Site Characteristics:
Level.
Size:
44,100
square feet +
Existing Land Use:
Single
Family
Abutting Land Use
and Zoning:
Zoning History:
Applicable Regulations:
No
North - Single family - zoned "A"
South - Light Industry - zoned "A"
East - Single family - zoned "A"
West - Vacant - Zoned "A"
This entire area was zoned "A" under
the annexation policy.
Zoning Ordinance
October 23, 1979
Item No. 13 - Continued
7. EFFECT ON PUBLIC FINANCES
Presumably some enhancement of the tax base would result
from the eventual nonresidential development of this
property. However, there is the further expectation that
certain costs would.also accrue. Although no cost/benefit
ratio has been established for this case, it appears that
one acre of development would not produce taxes to offset
the required cost.
8. LEGAL CONSIDERATIONS/REASONABLENESS
Technically "spot zoning" could be charged. However, this
Particular case represents the first zoning in this area,
and it seems that any zoning other than single family would
also be considered "spat zoning." The concern here is
associated with the concept of reasonableness. It is
Staff's opinion that industrial development of the frontage
on Chicot Road across the street from a newly developing
residential subdivision should not be encouraged. It just
does not seem appropriate for this area, as there has been
no demonstration that residential development is
inappropriate for the area.
9. STANDARDS OF QUALITY
No standards of quality have been addressed by tie
applicant.
10. TRAFFIC AND STREET RIGHT-OF-WAY CONSIDERATION
Chicot Road is classified as a minor arterial on the Master
Street Plan and is one of those streets which has a special
setback provision, in this instance requiring a setback of
80 feet from the centerline of the right-of-way. The
applicant would be required to provide ten feet of the
right-of-way. As expressed earlier in this review, Staff is
concerned about the quality of Chicot Road relative to its
potential capability of carrying heavy nonresidential
traffic.
ANALYSIS:
This applicant was one of those who became caught up in the
City's annexation activity. A sale of property for industrial
use was pending at the time of annexation, and the applicant says
that his client did not participate in the petition requesting
annexation. On the basis of this information, there do appear to
be some equity issues here.
FACTUAL INFORMATION
October 23, 1979
Item 13
1. NEED AND/OR DEMAND
The applicant has stated that his client was in the process
of negotiating a sale of this property to the owner of the
neighboring property to the south at the time the property
was annexed into the city. This sale, had it been completed
prior to the annexation, would have resulted in the
expansion of the light industrial usage present near the
site at this time. There is no planned use, but it was
anticipated that a building similar to those immediately
south would be constructed.
2. COMPATIBILITY WITH MUNICIPAL PLAN
This property lies within a recently annexed area and as a
result no particular plan covers the area. Under the
annexation procedure, property is usually left as single
family until some time has been available to work on a plan
for the area; that is, unless there is a wide ranging
commitment to certain usage prior to annexation. In this
instance it was anticipated that this area would be
substantially covered in the extraterritorial plan and no
special plan would be required.
3. EFFECT ON ENVIRONS
While there is some land committed to nonresidential use
along this section of Chicot Road, Staff is unconvinced that
a continuation of the nonresidential development should
occur. Chicot Road is largely unimproved, at least to the
capability of handling additional quantities of
nonresidential traffic. Such heavier traffic would tend to
increase the deterioration of Chicot Road.
4. NEIGHBORHOOD POSITION
Winrock Homes, Inc. has written a letter to Staff asking
that the industrial zoning not be permitted in this area,
but expressing their willingness to see some commercial
development take place in this location. Winrock's position
in this case is based largely upon their ongoing residential
development immediately to the east of the subject property.
5. PUBLIC SERVICES/EFFECT ON
No adverse comments have been received from any reviewing
agency.
6. UTILITIES/EFFECT ON
No adverse comments have been received.
October 23, 1979
Item No. 13 - Continued
On the other hand, Staff is concerned about the potential
development of this entire corridor along Chicot Road. A
considerable amount of nonresidential development has taken place
along Chicot further to the north. It is doubtful that this
development should be allowed to progress all the way aong Chicot
from the Interstate to the Saline County line. Chicot Road has
not been fully developed to arterial standards and is presently
not suited for heavier than residential traffic. The ongoing
development of residential property along the east side of Chicot
Road also indicates the desirability of this area for such
development, while at the same time indicating the
inappropriateness of the area for industrial development.
STAFF RECOMMENDATION
Staff recommends denial.
iz
ORDINANCE NO. 13,778
AN ORDINANCE RECLASSIFYING PROPERTY LOCATED
ON CHICOT ROAD IN THE CITY OF LITTLE ROCK,
ARKANSAS, AMENDING SECTION 43-2 OF THE CODE OFa
ORDINANCES OF THE CITY OF LI`1'TLE ROCK, ARKANSAS,
AND FOR OTHER PURPOSES.
BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF
LITTLE ROCK, ARKANSAS.
SECTION 1. That the zone classification of the
following property be and is hereby changed as indicated:
Z-3396 - Described as a part of the N 1/2 NE 1/4 NE 1/4
Section 14 T -1-S, R -13-W more particularly described as
follows: Beginning at the SE corner of said N 1/2 NE
1/4 NE 1/4; thence N 105 feet; thence W 420 feet;
thence S 105 feet; thence E 420 feet to the point of
beginning from "A" One Family District to "I" Light
Industrial District.
SECTION 2. That the map referred to in Section 43-2
of the Code of Ordinances of the City of Little Rock and
designated district map be and it is hereby amended to the
extent and in the respects necessary to effect and designate
the change provided for in Section 1 hereof.
SECTION 3. That the Ordinance shall take effect and be
in full force from and after its passage and approval.
PASSED: January 2, 1980
ATTEST: Jane Czech APPROVED: Webb Hubbell
City Clerk Mayor