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HomeMy WebLinkAboutZ-4324 Staff AnalysisSeptember 25, 1984 Item No. 11 - Z-4324 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: James A. Culberson Same 11,111 Stagecoach Road Rezone from "R-2" Single Family to "C-4' Open Display Commercial 8.0 acres + Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-2" South - Vacant, Zoned 11R-2" East - Vacant, Zoned "R-2" West - Single Family, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The requested rezoning change is to "C-4" to allow a commercial development. No specific plans or the type of use have been provided at the time. The property is located along State Highway No. 5 between Otter Creek and the County Line Road where a majority of the land is still vacant. Very little development activity has occurred along this section of Highway No. 5 except for the immediate area around Otter Creek and County Line Roads. This site is somewhat removed from what appears to be the more desirable locations along Highway No. 5. Because of this, the property does not seem to be best suited for a commercial rezoning. 2. The site is vacant and flat with some physical features that restrict its potential for certain types of, development. The property is located in the 100-Year Floodplain and approximately the southern one-fourth is in the floodway. Also there are two easements, AP&L and sanitary sewer, crossing the land at different locations. 3. State Highway No. 5 (Stagecoach Road) is identified as a principal arterial on the Master Street Plan. The recommended right-of-way width for a principal arterial is 100 feet, so dedication of additional right-of-way will be required because the existing right-of-way is deficient. September 25, 1984 Item No. 11 - Continued 4. There have been no adverse comments received from the reviewing agencies at this time. 5. There are no legal issues associated with this request. 6. There is documented neighborhood opposition on the site. The property was annexed into the City in 1979. 7. The Suburban Development Plan identifies the property as part of a large floodplain that is found in this part of Little Rock. Because of the floodplain and the floodway along with existing easements, the owner feels that the property has severe limitations for residential use. Staff recognizes these constraints but also questions the desirability of a "C-4" tract at this location having very little relationship to the identified commercial sites in the area. In addition to this concern, the approval of this request would create a substantial "C-4" spot zoning. Since this tract is part of the plan being developed for the Otter Creek area, staff recommends that the request be deferred until a later date. The Otter Creek Plan may determine that another use other than what is shown on the Suburban Development Plan is more appropriate. Until the Otter Creek Plan is beyond the preliminary draft phase, it is premature for staff to make a recommendation other than deferral for this vacant tract. STAFF RECOMMENDATION: Staff recommends a two -month deferral. PLANNING COMMISSION ACTION: The applicant submitted a letter agreeing wit-h the staff s recommendation for deferral. A motion was made to defer the request to the November 13, 1984, meeting. The motion passed by a vote of 9 ayes, 0 noes and 2 absent. November 13, 1984 Item No. C - Z-4324 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: James A. Culberson Same 11,111 Stagecoach Road Rezone from "R-2" Single Family to "C-4" Open Display Commercial 8.0 acres + Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-2" South - Vacant, Zoned "R-2" East - Vacant, Zoned "R-2" West - Single Family, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The requested rezoning change is to "C-4" to allow a commercial development. No specific plans or the type of use have been provided at the time. The property is located along State Highway No. 5 between Otter Creek and the County Line Road where a majority of the land is still vacant. Very little development activity has occurred along this section of Highway No. 5 except for the immediate area around Otter Creek and County Line Roads. This site is somewhat removed from what appears to be the more desirable locations along Highway No. 5. Because of this, the property does not seem to be best suited for a commercial rezoning. 2. The site is vacant and flat with some physical features that restrict its potential for certain types of development. The property is located in the 100-Year Floodplain and approximately the southern one-fourth is in the floodway. Also there are two easements, AP&L and sanitary sewer, crossing the land at different locations. 3. State Highway No. 5 (Stagecoach Road) is identified as a principal arterial on the Master Street Plan. The recommended right-of-way width for a principal arterial is 100 feet, so dedication of additional right-of-way will be required because the existing right-of-way is deficient. m November 13, 1984 Item No. C - Continued 4. There have been no adverse comments received from the reviewing agencies at this time. 5. There are no legal issues associated with this request. 6. There is documented neighborhood opposition on the site. The property was annexed into the City in 1979. 7. The Suburban Development Plan identifies the property as part of a large floodplain that is found in this part of Little Rock. Because of the floodplain and the floodway along with existing easements, the owner feels that the property has severe limitations for residential use. Staff recognizes these constraints but also questions the desirability of a "C-4" tract at this location having very little relationship to the identified commercial sites in the area. In addition to this concern, the approval of this request would create a substantial "C-4" spot zoning. Since this tract is part of the plan being developed for the Otter Creek area, staff recommends that the request be deferred until a later date. The Otter Creek Plan may determine that another use other than what is shown on the Suburban Development Plan is more appropriate. Until the Otter Creek Plan is beyond the preliminary draft phase, it is premature for staff to make a recommendation other than deferral for this vacant tract. STAFF RECOMMENDATION: Staff recommends a two -month deferral. PLANNING COMMISSION ACTION: (9/25/84) The applicant submitted a letter agreeing with the staff's recommendation for deferral. A motion was made to defer the request to the November 13, 1984, meeting. The motion passed by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (11/13/84) The applicant, Biscoe Bingham, was present. There were no objectors in attendance. Mr. Bingham agreed to amend the request to "I-2" and exclude the floodway, which is to be dedicated to the City. The Planning Commision voted to recommend approval of the amended application. The vote: 10 ayes, 0 noes and 1 absent. November 13, 1984 Item No. C - Z-4324 Owner: James A. Culberson Applicant: Same Location: 11,111 Stagecoach Road Request: Rezone from "R-2" Single Family to "C-4" Open Display Purpose: Commercial Size: 8.0 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-2" South - Vacant, Zoned "R-2" East - Vacant, Zoned "R-2" West - Single Family, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The requested rezoning change is to "C-4" to allow a commercial development. No specific plans or the type of use have been provided at the time. The property is located along State Highway No. 5 between Otter Creek and the County Line Road where a majority of the land is still vacant. Very little development activity has occurred along this section of Highway No. 5 except for the immediate area around Otter Creek and County Line Roads. This site is somewhat removed from what appears to be the more desirable locations along Highway No. 5. Because of this, the property does not seem to be best suited for a commercial rezoning. 2. The site is vacant and flat with some physical features that restrict its potential for certain types of development. The property is located in the 100-Year Floodplain and approximately the southern one_fourth is in the floodway. Also there are two easements, AP&L and sanitary sewer, crossing the land at different locations. 3. State Highway No. 5 (Stagecoach Road) is identified as a principal arterial on the Master Street Plan. The recommended right-of-way width for a principal arterial is 100 feet, so dedication of additional right-of-way will be required because the existing right-of-way is deficient. November 13, 1984 Item No. C - Continued 4. There have been no adverse comments received from the reviewing agencies at this time. 5. There are no legal issues associated with this request. 6. There is documented neighborhood opposition on the site. The property was annexed into the City in 1979. 7. The Suburban Development Plan identifies the property as part of a large floodplain that is found in this part of Little Rock. Because of the floodplain and the floodway along with existing easements, the owner feels that the property has severe limitations for residential use. Staff recognizes these constraints but also questions the desirability of a "C-4" tract at this location having very little relationship to the identified commercial sites in the area. In addition to this concern, the approval of this request would create a substantial "C-4" spot zoning. Since this tract is part of the plan being developed for the Otter Creek area, staff recommends that the request be deferred until a later date. The Otter Creek Plan may determine that another use other than what is shown on the Suburban Development Plan is more appropriate. Until the Otter Creek Plan is beyond the preliminary draft phase, it is premature for staff to make a recommendation other than deferral for this vacant tract. STAFF RECOMMENDATION: Staff recommends a two -month deferral. PLANNING COMMISSION ACTION: (9/25/84) The applicant submitted a letter agreeing with the staff's recommendation for deferral. A motion was made to defer the request to the November 13, 1984, meeting. The motion passed by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (11/13/84) The applicant, Biscoe Bingham, was present. There were no objectors in attendance. Mr. Bingham agreed to amend the request to "I-2" and exclude the floodway, which is to be dedicated to the City. The Planning Cammision voted to recommend approval of the amended application. The vote: 10 ayes, 0 noes and 1 absent.