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HomeMy WebLinkAboutZ-3540 Staff AnalysisSeptember 30, 1980 Item No. 8 - Z-3540 Owner: Jimmy A. Patton and Bernard Henry and Spouses Applicant: Bernard Henry Request: Rezone to "MF -24" Multifamily and "C-1" Neighborhood Commercial Purpose: Mixed Use Development Existing Zoning: "R-2" Single Family Location: 9700 Block Colonel Glenn Road - North Side Site Characteristics: Steep upward slope towards the northeast Size: 18.24 Acres + Existing Land Use: Vacant Abutting Land Use North - Vacant and Zoning: Zoned "R-2" South - Single Family Zoned "R-2" East - Single Family Zoned "R-2" West - Industr.ial Zoned "I-2" Zoning History: None Applicable Regulations: Zoning and Subdivision Ordinances FACTUAL INFORMATION I tem 8 September 30, 1980 1. NEED OR DEMAND The applicant states the desire to develop a mixed use project involving both multifamily and commercial aspects. 2. COMPATIBILITY WITH MUNICIPAL PLANS The property lies within the I-430 Corridor Study Area, and present plans show this property to be retained in single family development. 3. EFFECT ON ENVIRONS There is potential for significant environmental impact depending upon the final design of the project. A large hill mass begins its upward slope at Colonel Glenn Road and runs northward towards the rear of this property at a fairly steep angle. Significant cut and fill may be necessary to accomplish the project. 4. NEIGHBORHOOD POSITION Neighbors have expressed concern over both aspects of the proposal. There does seem to be two different groups, one against the commercial portion, the other against the multifamily portion. There is special concern on behalf of the lady who owns the parcel on the west side of Allard Road which appears to be surrounded by the applicant's property on three sides. 5. PUBLIC SERVICES No adverse comments have been received. 6. UTILITIES/EFFECT ON No adverse comments have been received. 7. EFFECT ON PUBLIC FINANCES None expected. 8. LEGAL/REASONABLE r This property shares a common boundary with a large "I-2" Light Industrial tract to the west and south. The remaining nonresidential properties are located eastward toward the intersection of Colonel Glenn and Stagecoach Road. There are a number of nonconforming uses scattered throughout the area. September 30, 1980 Item 8 - Continued 9. STANDARDS OF QUALITY No standards have been addressed. 10. TRAFFIC AND RIGHT-OF-WAY Colonel Glenn Road is a principle arterial on the Master Street Plan. Staff estimates that only a 60 -foot right-of-way exists, meaning that the applicant would be required to dedicate 20 feet. ANALYSIS: The proposal calls for one of the highest densities permitted in the City of Little Rock to be combined with some neighborhood commercial development. The nature of the topography concerns staff and the neighboring property owners. Staff also considers the density requested to be too high for this location. No plan calls for the commercial uses proposed. Staff is concerned about the future growth along Colonel Glenn Road. At present, primarily the result of developments which took place prior to the area's inclusion in the City, there appears to be a very real chance that the road frontage from Asher Avenue to I-430 will become an eyesore as have other entrances to the City. The primary concern is the development of strip commercial uses, which in addition to having a tendency towards unsightliness frequently are an impediment to traffic flow along major arterial streets. STAFF RECOMMENDATION: Staff recommends that only the southern half of this property be approved for "MF -18" Multifamily, meaning that the commercial be denied altogether and the northern half remain "R-2" Single Family. COMMISSION ACTION: The applicant was present, and there were several objectors. The applicant stated that he had owned the property for 14 years and had fully intended to develop the property from the very beginning. He cited that the Colonel Glenn Road frontage was already used quite extensively for nonresidential purposes and stated that his commercial would not be harmful to his surrounding neighbors. September 30, 1980 Item 8 - Continued Dewey Moore, representing 54 owners of properties in this neighborhoo], spoke for the opposition and presented the Commission with a petition containing 56 signatures. He stated that in addition to being against the original application that they also opposed what had been recommended by staff. There were eight opponents present at the meeting. After a lengthy discussion, the Commission asked if the applicant wished to amend his request to eliminate the commercial which he had suggested that he would do. The applicant did amend his request, asking that all of the property be zoned "MF -18" as opposed to what had been originally requested. The Commission moved to approve the application as amended. The motion failed on a vote of 0 ayes, 10 noes, 1 absent. The application was declared to have been denied.