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HomeMy WebLinkAboutZ-4270 Staff AnalysisJuly 24, 1984 Item No. 8 -- Z-4270 Owner: Various Owners Applicant: E.G. Eberle Location: 8001 Stagecoach Road West of I-430 Request: Rezone from "R-2" Single Family to "C-3" General Commercial Purpose: Retail Size: 15.6 acres + Existing Use: Single Family and Vacant SURROUNDING LAND USE AND ZONING: North - Vacant and Commercial, Zoned "R-2" South - Vacant, Zoned "R-2" East - Interstate Right -of -Way, Zoned "R-2" West - Vacant, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The proposal is to utilize approximately 16 acres for various retail and commercial activities. The site is appropriate for this type of use being located at the interchange of a state highway and an interstate. There are a number of nonconforming uses in the immediate vicinity including commercial and industrial so the area is not totally residential even though a high percentage of it is zoned "R-2." The only physical constraint on the land is Fourche Creek and its floodway along the southern boundary of the property. All the acres requested for rezoning are located in the floodplain. 2. The site is flat and primarily vacant. There is a single family structure located on the western five acres. All the property is in the floodplain and approximately the southern 1/4 is located in the floodway. 3. Stagecoach Road (State Highway #5) is classified as a principal arterial with a minimum right -of -width of 100 feet. The existing right-of-way is deficient so dedication of additional right-of-way will be required. July 24, 1984 Item No. 8 - Continued 4. Engineering has indicated that the Floodway and Floodplain Ordinances will apply to the development on this property and that access must be approved by the Arkansas Highway and Transportation Department and the City of Little Rock. As of this writing, no other comments have been received from the reviewing agencies. 5. There are no legal issues. 6. The site was annexed into the City in 1979 as part of the large southwest annexation. 7. The Suburban Development Plan identifies the property for commercial development. Based on this and the location of the site, the staff supports commercial development, but suggests that "C-2" district as being more appropriate. "C-2" provides site plan review and properties that have some problems, such as this one with flooding, need additional review of the proposed development prior to construction. Also, "C-2" is a district that has been utilized for other properties along the I-430 corridor. The Planning Commission recently recommended approval of the "C-2" request on Stagecoach Road just east of I-430. One additional plan element is the Master Parks Plan. This site is part of a much larger area that is identified in the Parks Plan for open space and possibly a detention pond. The status of this proposal is uncertain at this time, but staff does recommend that the floodway not be included in the rezoning and that it be dedicated to the City. This position is keeping with the Board of Directors new policy on floodway lands. STAFF RECOMMENDATION: Staff recommends approval of "C-2" on that portion of the property outside the established floodway and that the floodway remain "R-2" and be dedicated to the City. PLANNING COMMISSION ACTION: The applicant, Gene Eberle, was present. There were no objectors present. Mr. Eberle discussed the application and presented a brief history of the flooding problem in the area. He then went on to question the location of the floodway, but did indicate that two of the three property owners had agreed to dedicate the floodway. Mr. Eberle July 24, 1984 Item No. 8 - Continued stated that there was some disagreement with the floodway line and that he would have an engineer go out to determine the exact location of the floodway line and elevation. He then agreed to "C-2" as recommended by the staff and amended the application. The Planning Commission voted to recommend approval of the amended application to "C-2" excluding the floodway and that the floodway be left as "R-2" and dedicated to the City. The vote was 10 ayes, 0 noes and 1 absent.