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HomeMy WebLinkAboutZ-3660-B Staff AnalysisAugust 6, 1998 ITEM NO.• 1 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: FILE NO.: Z -3660-B Otter Creek Land Company McGetrick and McGetrick Engineering Northwest corner of intersection of I-30 and I-430 Rezone from R-2 and C-2 to C-3 and C-4 Unspecified Future Commercial Development 161± acres Undeveloped SURROUNDING LAND USE AND ZONING North - Floodway, floodplain and undeveloped; zoned R-2 South - I-30 R -O -W; undeveloped C-3 tract; trucking company, zoned C-4 East - I-430 R -O -W West - Floodway, floodplain and undeveloped; zoned R-2 PUBLIC WORKS COMMENTS 1. Otter Creek Road is listed on the Master Street Plan as a minor arterial, dedication of right-of-way to 45 feet from centerline will be required. 2. A 20 feet radial dedication of right-of-way is required at the corner of Otter Creek and Frontage Road. 3. Driveways shall conform to Sec. 31-210 or Ordinance 16,577. For exterior and interior road systems. 4. Property frontage needs to have the sidewalks and ramps brought up to the current ADA and City standards. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. A grading permit and development permit for special flood hazard area is required prior to construction. 7. Stormwater detention Ordinance applies to this property. 8. Easements are required for proposed and existing drainage. 9. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 10. Dedicate floodway to the City. 11. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic August 6, 1998 ITEM --NO-.: 3 --(Cont.) 'FrLE NO.: Z-IWQ�O -B Engineering prior to construction in right-of-way. 12. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. AHTD permits required for I-30 frontage roads. 13. All internal streets shall be constructed to commercial collector standards with two sidewalks. 14. Utility excavation within proposed rights-of-way shall be per Article V of Sec. 30. PUBLIC TRANSPORTATION ELEMENT The site is not on a CATA bus route. The nearest route is on the south side of I-30. NEIGHBORHOOD ASSOCIATION NOTIFICATION The Otter Creek and Crystal Valley Neighborhood Associations were notified of the rezoning request. LAND CASE ELEMENT The site is located in the Otter Creek Planning District. The adopted Land Use Plan currently recommends Community Shopping (CS) for the site. A proposed Land Use Plan amendment to change this site from Community Shopping (CS) to Commercial (C) is item No. 10 on this agenda (LU98-16- 02). Staff is supportive of the proposed amendment to commercial. This intersection of two interstate highways is an appropriate location for C-4 zoning. Interstate 430 has been designated a scenic corridor and the applicant should be sensitive to this designation when developing that portion of the property which fronts onto I-430. STAFF ANALYSIS The request before the Commission is to rezone an undeveloped 161± acre tract located at the northwest corner of I-30 and I-430 from R-2 Single Family and C-2 Shopping Center District to C-3 General Commercial and C-4 Open Display Commercial District. Of the 161± acres, 46.5 are proposed for C-3 zoning and 115 are proposed for C-4. The bulk of the site is currently zoned C-2, only a small part of the property is now zoned R-2. The property was previously proposed for development as a regional shopping mall. The C-2 zoning was established in two separate actions in 1981 and 1982. The mall concept never came to fruition and the site has remained undeveloped. Portions of the site had been cleared but have since grown up in trees and shrubbery. A proposed preliminary plat to subdivide the 2 August 6, 1998 ITEM V .: 1 -(Cont.) FILE NO.: Z -3650'B property into 6 large tracts was on the Commission's July 23, 1998 agenda (S -45A-32). No specific development has been proposed for the site. The proposed zoning and plat will allow for potential development of a wide variety of commercial uses. The Otter Creek District Land Use Plan currently recommends Community Shopping (CS) for the site. This designation is reflective of the existing C-2 zoning for the previously proposed mall. A proposed amendment to change the Land Use designation from Community Shopping (CS) to Commercial (C) is item no. 10 on this agenda (LU98-16-02). Staff is supportive of both the proposed Land Use Plan Amendment and rezoning request. The property is located at the intersection of two interstate highways, I-30 and I-430. The interstates border the site on both the east and south. A very large area of floodplain and floodway created by Otter Creek and Fourche Creek borders the site on the west and north. The property in question lies in a pocket bordered on 4 sides by the two interstates and the large area of floodway/floodplain. The site is appropriate for large scale commercial development. Since it is apparent that one single large development will not take place on the site, evidenced by the demise of the Otter Creek Mall proposal and the subsequent preliminary plat to divide the site into multiple tracts, it is reasonable to change the zoning classification from C-2 Shopping Center District to another Commercial classification. The applicant proposes to place the 46.5 acres of C-3 zoning near the intersection of I-30 and Otter Creek Road where a smaller area of C-3 zoned property is already located. The broad range of retail commercial uses allowed in C-3 would be appropriate for this portion of the site and would be compatible with other uses in the area. The remaining 115 acres extending to the north are proposed for C-4 zoning. This portion of the tract borders directly on the two interstates and the interstate frontage roads. The property is appropriate for C-4 zoning which should be located along heavily traveled major traffic arteries. The abutting R-2 zoned property is undevelopable floodway which isolates the site and creates a buffer from any other development. Any portion of this site which may lie in the floodway will be dedicated to the City and zoned Open Space (OS). STAFF RECOMMENDATION Staff recommends approval of the application as filed. 3 August 6, 1998 ITEM : 1 Cont . FILE NO.: � --Z-36.6 QLB PLANNING COMMISSION ACTION: (AUGUST 6, 1998) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The item was placed on the Consent Agenda and approved by a vote of 10 ayes, 0 noes and 1 absent. F,