HomeMy WebLinkAboutZ-4464-A Staff AnalysisMay 8, 1990
ITEM NO. 1 - Z -4464-A
Owner:
Applicant:
Location:
Request
Purpose:
Size:
Existing Use:
Joe D. White, et. al.
Joe D. White
Northwest Corner of Chenal
Parkway and Autumn Road
Rezone from "R-2" to
"C-3"
Commercial
2.37 Acres
Vacant
SURROUNDING LAND USE AND ZONING:
North - Vacant and Single Family, zoned "R-2"
South - Vacant, zoned "R-2"
East - Vacant, zoned "C-3"
West - Vacant, zoned "R-2"
STAFF ANALYSIS•
The property in question is located at the Northwest corner
of the Chenal Parkway and Autumn Road, and the request is to
rezone the 2.4 acres from "R-2" to "C-311. No specific use
has been identified at this time other than some type of
retail or commercial use. The site is vacant, but at one
time there was a residential structure on a portion of it.
Zoning in the general vicinity is "R-211, 110-2111 "C-3" and
"O -S". Land use is primarily single family with very little
nonresidential development. There is a church to the east
of Autumn Road (C.U.P. Z-4652) and a medical facility is
planned for the southeast corner of Autumn Road and Chenal
Parkway. Some of the land is still vacant, including the
110-2" and "C-3" at the northeast corner of Chenal Parkway
and Autumn Road.
At this point, some additional commentary is in order about
the existing zoning at Chenal Parkway and Autumn Road
intersection because of its history. The "C-3" land at the
southeast and northeast corners of the intersection
1
May 8, 1990
ITEM NO. 1 - Z -4464-A (Continued
was accomplished by a court decree as part of an annexation
lawsuit. The court action occurred in 1984 and reclassified
approximately 12 to 13 acres (a total of 5 lots) at the
intersection. The rezoning was in direct conflict with the
adopted plan and done without input from the staff or the
Planning Commission. The "C-3" (Z-4421) directly to the
east was rezoned in 1985. Staff did not support the
request, however, the "C-3" was endorsed by the Planning
Commission because of the proposed Parkway and its impact on
the "C-3" tract to the south and plans to combine the two
parcels.
The I-430 District Plan does not identify the site for
commercial use and staff does not support the proposed "C-
311" request. The Plan does recognize the existing "C-3" at
the intersection, but the reminder of the land north of the
Parkway and adjacent to Autumn Road is shown for office use;
the recommended office area also extends to Bowman Road.
Several years ago, a plan amendment was approved that
established the office area north of the Parkway with a
mixed residential area to the south and west of Autumn Road.
From Shackleford Road to Autumn Road, the Plan recommends a
combination of office and commercial uses. Staff views the
Parkway as an office corridor from the Financial Centre area
to Bowman Road and the requested commercial reclassification
conflicts with the desired development pattern and the
adopted plan.
ENGINEERING COMMENTS:
None reported.
STAFF RECOMMENDATION:
Staff recommend denial of the "C-3" rezoning request.
PLANNING COMMISSION ACTION: (May 8, 1990)
The applicant, Joe White, was present. There were no
objectors. Mr. White spoke and discussed the area zoning
and existing land use. He said that there was commercial
zoning on two corners and a street was not the proper place
to stop zoning. Mr. White informed the Commission that the
City of Little Rock owned the property directly to the West
and then proceeded to discuss the I-430 District Plan. He
said Chenal Parkway was a major arterial that will carry a
heavy traffic load and the Autumn Road intersection was a
reasonable location for a mixture of office and
2
May 8, 1990
SUBDIVISION
ITEM NO.: 1 -- Z -4464-A Continued
commercial uses. He also reminded the Commission that there
was no opposition from the neighborhood nor any of the
property owners.
Comments were then offered by various individuals including
several Commissioners. Mr. White said that the City's long
range plan was good and there was existing node at the
intersection. Jim Lawson, Planning Director, discussed the
area and office zoning versus commercial zoning. Mr. White
indicated that there was no definite use for the property
and then amended the request to 11C-211.
A motion was then offered by Commissioner McDaniel to
recommend approval of 11C-2" as amended. Prior to the vote
on the motion, there was some additional discussion.
Commissioners McDaniel and Walker provided justification for
their support of the commercial reclassification.
Commissioner McDaniel said the site was at a node and there
was 11C-3" zoning directly across the street. Commissioner
Walker stated that it was more desirable to have changes in
zoning districts at lot lines and not at streets.
Jim Lawson encouraged the Commission to consider a "PUD" for
the property because design was a critical element. He then
talked about his concerns with 11C-2" and 11C-311. Mr. Lawson
reviewed the history of the area and the most recent plan
amendment for the intersection.
Commissioner McDaniel said jobs were important and
development was good.
Commissioner Oleson then discussed the Birchwood
neighborhood and its future.
Joe White reminded the Commission that there was no user and
that he was not receptive to "PUD". Mr. White said a "PUD"
was beneficial when there was a real use for the property.
Commissioner Collins then read the list of permitted uses in
the 11C-2" district.
A vote was taken on the 11C-2" rezoning as amended. The vote
was 6 ayes, 1 nay, 0 absent and 4 abstentions (Rose Collins,
Jerilyn Nicholson, Connie Whitfield and Walter Riddick III).
3
May 8, 1990
SUBDIVISION
ITEM NO.: 1 - Z -4464-A (Continued)
A second motion was made to recommend a plan amendment for
the northwest corner of the Chenal Parkway and Autumn Road
from office to commercial. The motion passed by a vote of 8
ayes, 3 nays and 0 absent.
4