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HomeMy WebLinkAboutZ-4120 Staff AnalysisDecember 13, 1983 Item No. B-1 - Z-4120 Owner: Coy Dean Applicant: Same Location: Vimy Ridge Road and County Line Road, N.E. Corner Request: Rezone from "R-2" Single Family to "C-l" Neighborhood Commercial Purpose: Food Store Size: 1.7 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-2" South - Vacant, Saline County East - Vacant, Zoned "R-2" West - Vacant, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The proposal is to develop a neighborhood commercial center at the intersection of a minor arterial and a principal arterial. The tract is part of a proposed 40 acre single family subdivision, Irish Springs Estates, for the northeast corner of the intersection. If the subdivision is approved and built out, there will be a real need for commercial uses in the immediate vicinity. The property is also part of a large sewer improvement district so with the sewer in place development of the area could accelerate creating new demands for commercial services. There has been some discussion about locating a high school on the property directly to the south of this tract so that may be another indication of future growth trends in the area. 2. The site is heavily wooded and the terrain has some slope to it. There is a creek that bisects the northern one third of the property. No floodplain information is available at this time. December 13, 1983 Item No. B-1 - Continued 3. County Line Road is classified as a principal arterial and Vimy Ridge Road is a minor arterial in classification. Both existing right-of-ways are deficient so dedication of additional right-of-way will be necessary. 4e Little Rock Water Works reported that there is no water service to the property. No other adverse comments have been received from the reviewing agencies at this time. 5. There are no legal issues associated with this request. 6. The site was part of the large annexation that occurred in 1979. Also, the property is in the Alexander sewer improvement district. Taxes levied by the district may be one factor for the interest in developing the property at this time. 7. The Suburban Development Plan does not show this location for commercial use, but recent developments that have taken place indicate that there will be some need for a small scale commercial center at the intersection of the two roads. The nearest neighborhood commercial location shown on the Suburban Development Plan is at Alexander and'Sardis Roads. Metroplan has just completed a Land Use Plan for Shannon Hills which identifies the Vimy Ridge Road and County Line R�ad intersection for commercial use. The staff feels that the site is a desirable location for neighborhood commercial development. STAFF RECOMMENDATION: Staff recommends approval of the "C-1" rezoning but only to the high water mark on the south side of the creek. This would exclude approximately the north 100 feet. The rezoning, if approved, will require a plan amendment. PLANNING COMMISSION ACTION: (11-15-83) The applicant, Troy Laha, was present. The Commission discussed the request briefly. A motion to defer the item to December 13, 1983, passed by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (12-13-83) The applicant, Coy Dean, was present. The Commission discussed the case at length. A motion was made to recommend approval of the application as filed and rezone Tract A of Irish Spring Estates. The motion passed by a vote of 10 ayes, 0 noes and 1 absent. November 15, 1983 Item No. B-1 - Z-4120 Owner: Coy Dean Applicant: Same Location: Vimy Ridge Road and County Line Road, N.E. Corner Request: Rezone from "R-2" Single Family to "C-1" Neighborhood Commercial Purpose: Food Store Size: 1.7 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-2" South - Vacant, Saline County East - Vacant, Zoned "R-2" West - Vacant, Zoned "R-2" PLANNING CONSIDERATIONS: 1, The proposal is to develop a neighborhood commercial center at the intersection of a minor arterial and a principal arterial. The tract is part of a proposed 40 acre single family subdivision, Irish Springs Estates, for the northeast corner of the intersection. If the subdivision is approved and built out, there will be a real need for commercial uses in the immediate vicinity. The property is also part of a large sewer improvement district so with the sewer in place development of the area could accelerate creating new demands for commercial services. There has been some discussion about locating a high school on the property directly to the south of this tract so that may be - another indication of future growth trends in the area. 2. The site is heavily wooded and the terrain has some slope to it. There is a creek that bisects the northern one third of the property. No floodplain information is available at this time. November 15, 1983 Item No. B-1 - Continued 3. County Line Road is classified as a principal arterial and Vimy Ridge Road is a minor arterial in classification. Both existing right-of-ways are deficient so dedication of additional right-of-way will be necessary. 4. Little Rock Water Works reported that there is no water service to the property. No other adverse comments have been received from the reviewing agencies at this time. 5. There are no legal issues associated with this request. 6. The site was part of the large annexation that occurred in 1979. Also, the property is in the Alexander sewer improvement district. Taxes levied by the district may be one factor for the interest in developing the property at this time. 7. The Suburban Development Plan does not show this location for commercial use, but recent developments that have taken place indicate that there will be some need for a small scale commercial center at the intersection of the two roads. The nearest neighborhood commercial location shown on the Suburban Development Plan is at Alexander and Sardis Roads. Metroplan has just completed a Land Use Plan for Shannon Hills which identifies the Vimy Ridge Road and County Line Road intersection for commercial use. The staff feels that the site is a desirable location for neighborhood commercial development. STAFF RECOMMENDATION: Staff recommends approval of the "C-1" rezoning but only to the high water mark on the south side of the creek. This would exclude approximately the north 100 feet. The rezoning, if approved, will require a plan amendment. PLANNING COMMISSION ACTION: The applicant, Troy Laha, was present. The Commission discussed the request briefly. A motion to defer the item to December 13, 1983, passed by a vote of 10 ayes, 0 noes and 1 absent. % December 13, 1983 Item No. B-1 - Z-4120 Owner: Coy Dean Applicant: Same Location: Vimy Ridge Road and County Line Road, N.E. Corner Request: Rezone from "R-2" Single Family to "C-l" Neighborhood Commercial Purpose: Food Store Size: 1.7 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-2" South - Vacant, Saline County East - Vacant, Zoned "R-2" West - Vacant, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The proposal is to develop a neighborhood commercial center at the intersection of a minor arterial and a principal arterial. The tract is part of a proposed 40 acre single family subdivision, Irish Springs Estates, for the northeast corner of the intersection. If the subdivision is approved and built out, there will be a real need for commercial uses in the immediate vicinity. The property is also part of a large sewer improvement district so with the sewer in place development of the area could accelerate creating new demands for commercial services. There has been some discussion about locating a high school on the property directly to the south of this tract so that may be another indication of future growth trends in the area. 2. The site is heavily wooded and the terrain has some slope to it. There is a creek that bisects the northern one third of the property. No floodplain information is available at this time. December 13, 1983 Item No. B-1 - Continued 3. County Line Road is classified as a principal arterial and Vimy Ridge Road is a minor arterial in classification. Both existing right-of-ways are deficient so dedication of additional right-of-way will be necessary. 4. Little Rock Water Works reported that there is no water service to the property. No other adverse comments have been received from the reviewing agencies at this time. 5. There are no legal issues associated with this request. 6. The site was part of the large annexation that occurred in 1979. Also, the property is in the Alexander sewer improvement district. Taxes levied by the district may be one factor for the interest in developing the property at this time. 7. The Suburban Development Plan does not show this location for commercial use, but recent developments that have taken place indicate that there will be some need for a small scale commercial center at the intersection of the two roads. The nearest neighborhood commercial location shown on the Suburban Development Plan is at Alexander and Sardis Roads. Metroplan has just completed a Land Use Plan for Shannon Hills which identifies the Vimy Ridge Road and County Line Road intersection for commercial use. The staff feels that the site is a desirable location for neighborhood commercial development. STAFF RECOMMENDATION: Staff recommends approval of the "C-1" rezoning but only to the high water mark on the south side of the creek. This would exclude approximately the north 100 feet. The rezoning, if approved, will require a plan amendment. PLANNING COMMISSION ACTION: (11-15-83) The applicant, Troy Laha, was present. The Commission discussed the request briefly. A motion to defer the item to December 13, 1983, passed by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (12-13-83) The applicant, Coy Dean, was present. The Commission discussed the case at length. A motion was made to recommend approval of the application as filed and rezone Tract A of Irish Spring Estates. The motion passed by a vote of 10 ayes, 0 noes and 1 absent.