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HomeMy WebLinkAboutZ-4383 Staff AnalysisJanuary 29, 1985 Item No. 5 - Z-4383 Owner: Roy K. and Ruth G. Smith Applicant: Same by Douglas B. Ward Location: Alexander and Sardis Road, southwest corner Request: Rezone from "R-2" Single Family to "C-3" General Commercial Purpose: Convenience food store with gas pumps Size: 4.38 acres + Existing Use: Convenience food store with gas pumps SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "C-2" South - Vacant, Unclassified East - Single Family, Unclassified West - Single Family, Unclassified PLANNING CONSIDERATIONS: 1. The proposal is to rezone a tract of land at the southwest corner of Alexander Road and Sardis Road for an existing convenience store and car wash. The property was occupied by the current use prior to it being annexed into the City, which occurred in December 1984. When this application was first filed, it was the applicant's understanding that the owner had annexed the entire ownership of 4.38 acres, but that was not the case. The rezoning survey provided to the staff was for the 4.38 acres and that is what the accompanying sketch reflects. The site is located in the area with single family units on large tracts with some nonresidential use to the south on Sardis Road. At the northwest corner of the intersection, there is a large vacant "C-2" tract. Alexander Road and Sardis Road are both shown as arterials, so the intersection of these two streets is a logical location for a commercial rezoning and development. Because the use is already in place, it appears that the rezoning will have a minimal impact on the surrounding area. January 29, 1985 Item No. 5 - Continued 2. The site is flat and occupied by a commercial structure with gas pumps and a car wash. The majority of the tract is paved. 3. Both Alexander Road and Sardis Road are identified in the Master Street Plan as arterials. The existing right-of-ways are deficient, so dedication of additional right-of-way will be required. Because of being at the intersection, the amount of right-of-way will have to be determined by the Engineering staff. Other related issues are the future alignment of the south loop (I-430 extension) and associated right-of-way needs in the area. 4. The City Engineer has requested a 60 -day deferral due to the south loop location at this intersection. The applicant should meet with the City Engineer immediately. 5. There are no legal issues. 6. There is no documented neighborhood position. Staff has received some informational calls regarding the case. The property was annexed to the City in December 1984. 7. The site is part of an area covered by the Otter ::reek District Plan. This plan is still in the preliminary draft stage, but it does identify the property in question for commercial use. The commercial designation is shown for only that portion of the ownership that is currently in the City limits. Staff's position is to support the rezoning for the developed tract inside the City limits and address the remainder of the property at a future date, because it is part of the referendum area. Also, that piece is vacant, and there is no proposed use for it. STAFF RECOMMENDATION: Staff recommends approval of the "C-3" for that portion of the property currently in the City limits with development on it. PLANNING COMMISSION ACTION: The applicant/owner was represented by Doug Ward, Attorney. There were no objectors present. Mr. Ward said that the January 29, 1985 Item_No. 5 - Continued car wash was outside the City limits and that the owner was prepared to annex the remainder of the property. Staff stated that the balance of the property outside the City was in conflict with the Otter Creek Plan. The Planning Commission then noted on the amended application to rezone only that portion of the property currently in the City limits to "C-3." The note: 8 ayes, 0 noes and 3 absent. January 29, 1985 Item No. 7 - Z-4388 Owner: Mrs. Lee V. Garrett Applicant: Systems Management Development Corporation Location: West Baseline Road west of Highway 5 Request: Rezone from "R-2" to "MF -12" Purpose: Multifamily Size: 37.5 acres Existing Use: Single Family SURROUNDING LAND USE AND ZONING: North - Vacant, Unclassified South - Vacant, Zoned "R-2" East - Vacant and Single Family, Zoned "R-2" West - Vacant, Zoned "MF -24" PLANNING CONSIDERATIONS: 1. The proposal is to rezone 37.5 acres for multifamily development. The tract has approximately 959 feet of frontage along West Baseline Road, and is located about .3 miles west of Highway 5 (Stagecoach Road). The frontage dimension excludes the lot which is not part of the rezoning application. The property is located in the area of Southwest Little Rock that is experiencing some major land use changes. This is due, in part, to the development occurring in close proximity of the I -30/I-430 interchange and a large sewer improvement district that is placing some pressures on landowners. The activity in the immediate vicinity has included the City rezoning of a 5 -acre tract to "C-2" at the southwest corner of West Baseline and Highway 5 and the Planning Commission recommending approval of a 9 -acre "C-3" tract at the southeast corner of the same intersection and 3 acres of "0-2" on Highway 5 and approximately 40 acres of "MF -6, 12 and 18" south of West Baseline on Highway 5. The southeast corner of the property in question abuts some of the proposed "MF -12" tract. Because of these recent changes in land use in the area, it appears that some multifamily development on the site is appropriate. January 29, 1985 Item No. 7 - Continued Also, with the extensive frontage on West Baseline and the size of the property, a portion of it is suited for multifamily use. 2. The site is flat and mostly vacant. There are some single family residences along Baseline Road. The most unique feature of the propery is that it has a grass runway (airfield). Also, there is a 50 -foot gas easement along the east boundary. 3. Baseline Road is classified as an arterial on the Master Street Plan. The existing right-of-way is deficient, so dedication of 50 feet from the centerline will be required and boundary street improvements for Baseline. 4. There have been no adverse comments received from the reviewing agencies as of this writing. 5. There are no apparent legal issues. 6. The property was annexed into the City in 1979. With the recent multifamily rezoning request on the west side of Highway 5/Stagecoach Road, south of this site, there was some opposition from the Otter Creek neighborhood. That application was amended to reflect the concerns of the residents. Staff has only received informational calls regarding this case. 7. The property is located in the Otter Creek District Plan Area, but the preliminary draft of the plan does not identify the site for multifamily use. Staff feels that rezoning some of the land to a multifamily classification is appropriate because of the location. To the west there is a tract of land approximately 14 acres zoned "MF -24" and the area to the east of the site is shown on the Otter Creek Plan for multifamily development. Also, land to the south and southeast of the Property in question was recently recommended for multifamily rezoning by the Planning Commission. The area is suitable for multifamily development if a reasonable density is maintained, such as "MF -12." Staff does recommend that only approximately the north 570 feet be rezoned to "MF -12" at this time. This dimension is equal to the depth of the "MF -24" property to the west and establishes a reasonable multifamily zoning line along Baseline Road in this immediate area. This recommendation is similar to the staff's position January 29, 1985 Item No. -7 - Continued on the recent rezoning to the south and southeast. Staff feels that at this time it is appropriate to maintain "R-2" zoning adjacent to the existing "R-2", specifically the Otter Creek Community. The recent rezoning request to the south was amended to keep a substantial "R-2" tract, and that concept should be applied to this property. In the future, if a real project is proposed for the rear portion of the site, a PRD should be utilized or a reduction in the density be considered. (Staff strongly suggests that an effort be made to include the outparcel in the proposed development for the larger tract.) STAFF RECOMMENDATION: Staff recommends approval of "MF -12" for the north portion of the property with a depth from Baseline Road equal to the "MF -24" zoning that abuts this tract on the west side. PLANNING_COMMISSION ACTION: The applicant was present and represented by Don Chambers. There were no objectors. Mr. Chambers discussed the "MF -12" proposal and said it was a logical location for multifamily development. He then went on to present two alternative zoning plans addressing the staff's concerns. The first option had 34 acres of "MF -12" and approximately 3.5 acres of "R-2" in the southwest corner of the tract. The second option had the tract split between "MF -12" on the front portion and "MF -6" to the rear with an 80 -foot "OS" strip adjacent to Otter Creek and the south property line. Staff indicated their support for the second option. The depth for the "MF -12" in option 2 would be approximately 560 feet, equal to the existing "MF -24" line on the west side. There was a lengthy discussion about the options. The applicant agreed to amending the application to "OS", "MF -6" and "MF -12." The Planning Commission voted to recommend approval of the amended application. The vote: 9 ayes, 0 noes and 2 absent. January 29, 1985 Item No. 5 - Z-4383 Owner: Roy K. and Ruth G. Smith Applicant: Same by Douglas B. Ward Location: Alexander and Sardis Road, southwest corner Request: Rezone from "R-2" Single Family to "C-3" General Commercial Purpose: Convenience food store with gas pumps Size: 4.38 acres + Existing Use: Convenience food store with gas pumps SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "C-2" South - Vacant, Unclassified East - Single Family, Unclassified West - Single Family, Unclassified PLANNING CONSIDERATIONS: 1. The proposal is to rezone a tract of land at the southwest corner of Alexander Road and Sardis Road for an existing convenience store and car wash. The property was occupied by the current use prior to it being annexed into the City, which occurred in December 1984. When this application was first filed, it was the applicant's understanding that the owner had annexed the entire ownership of 4.38 acres, but that was not the case. The rezoning survey provided to the staff was for the 4.38 acres and that is what the accompanying sketch reflects. The site is located in the area with single family units on large tracts with some nonresidential use to the south on Sardis Road. At the northwest corner of the intersection, there is a large vacant "C-2" tract. Alexander Road and Sardis Road are both shown as arterials, so the intersection of these two streets is a logical location for a commercial rezoning and development. Because the use is already in place, it appears that the rezoning will have a minimal impact on the surrounding area. January 29, 1985 Item No. 5 - Continued 2. The site is flat and occupied by a commercial structure with gas pumps and a car wash. The majority of the tract is paved. 3. Both Alexander Road and Sardis Road are identified in the Master Street Plan as arterials. The.existing right-of-ways are deficient, so dedication of additional right-of-way will be required. Because of being at the intersection, the amount of right-of-way will have to be determined by the Engineering staff. Other related issues are the future alignment of the south loop (I-430 extension) and associated right-of-way needs in the area. 4. The City Engineer has requested a 60 -day deferral due to the south loop location at this intersection. The applicant should meet with .the City Engineer immediately. 5. There are no legal issues. 6. There is no documented neighborhood position. Staff has received some informational calls regarding the case. The property was annexed to the City in December 1984. 7. The site is part of an area covered by the Otter Creek District Plan. This plan is still in the preliminary draft stage, but it does identify the property in question for commercial use. The commercial designation is shown for only that portion of the ownership that is currently in the City limits. Staff's position is to support the rezoning for the developed tract inside the City limits and address the remainder of the property at a future date, because it is part of the referendum area. Also, that piece is vacant, and there is no proposed use for it. STAFF RECOMMENDATION: Staff recommends approval of the "C-3" for that portion of the property currently in the City limits with development on it. PLANNING COMMISSION ACTION: The applicant/owner was represented by Doug Ward, Attorney. There were no objectors present. Mr. Ward said that the January 29, 1985 Item No. 5 - Continued car wash was outside the City limits and that the owner was prepared to annex the remainder of the property. Staff stated that the balance of the property outside the City was in conflict with the Otter Creek Plan. The Planning Commission then voted on the amended application to rezone only that portion of the property currently in the City limits to "C-3." The vote: 8 ayes, 0 noes and 3 absent.