HomeMy WebLinkAboutZ-4635-B Staff AnalysisAugust 13, 1991
ITEM NO.: 2 Z -4635-B
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Central Property
Management/William L.
Huf f stutlar
William L. Huffstutlar/
Ronald E. Tabor
I-30 and Childers Drive
Rezone from R-2, C-3, C-4 and
I-2 to C-3
Retail
16.4 acres
Single Family, Office and
Commercial
SURROUNDING LAND USE AND ZONING
North - Residential, zoned R-2
South - I-30 Right -of -Way, zoned R-2
East - Mobile Home Park and Commercial, zoned R-2
West - Church, zoned R-2
STAFF ANALYSIS
The issue before the Commission is to rezone 16.4 acres from
R-2, C-3, C-4 and I-2 to C-3 for a large retail user. The
site is situated southwest of the Arkansas Highway and
Transportation Department complex, and has, frontage on three
streets, Baseline Road, Childers Drive and the I-30
frontage/service road. There are several types of
structures on the R-2, C-3 and I-2 tracts, including single
family, office and a building that is currently being
utilized by a church. The C-4 land and the western portion
of R-2 are undeveloped.
History on the property dates back to 1984 when the I-2
parcel was rezoned. In 1986, the C-3 and C-4 tracts were
rezoned. With both zoning actions, some of the land
adjacent to Baseline Road was left R-2; the depth ranges
from 150 feet to 200 feet. This was done to protect several
existing single family residences in the northeast corner of
the site and to provide a buffer for the residential uses on
the north side of Baseline Road.
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August 13, 1991
ITEM NO.: 2 Z-4635-B(Cont.
Zoning on both sides of I-30 includes R-2, C-3, C-4 and I-2.
The property abuts R-2 on the east side and the existing
zoning across Baseline Road and Childers is R-2. The land
use found in the general vicinity is made up of single
family, multifamily, mobile home parks, commercial,
industrial, a large church, and the State Highway
Department. The existing commercial uses include a motel,
eating places, retail, auto services, outside sales and
motorcycle sales. A number of the existing commercial uses
on the north side of I-30 are nonconforming. Throughout the
area, there are also some undeveloped tracts.
The property in question is addressed in the Otter Creek
District Plan, however, due to a recent reconfiguration of
several planning districts, the site is now in Geyer Springs
West. The current land use element identifies the southern
portion of the 16 acres for strip or commercial development.
The area adjacent to Baseline Road is single family on the
plan. A plan amendment before the Board of Directors will
shift the commercial line slightly to the north in attempt
to conform to the existing zoning line. Also, the amendment
changes land use designation from "strip development" to
"mixed commercial/industrial".
A C-3 reclassification of the site that already has the
nonresidential zoning, C-4 and I-2, is proper, and should
not create any hardships for the surrounding properties.
The zoning issue that must be resolved with this application
is whether or not it is appropriate to rezone the R-2 area
to C-3. Endorsing the request as filed would move the
nonresidential zoning line 150 and 200 feet to the north
and, therefore, place C-3 property directly across the
street from several residential uses.
Staff has carefully reviewed the question of rezoning
the R-2, and we are comfortable with the concept of
reclassifying the full R-2 strip to C-3. It is our
position that the existing residential uses on the north
side of Baseline Road should only experience a minimal
impact, if any, from the rezoning the entire acreage.
Because of the buffer requirement, 45 feet adjacent to
Baseline Road, and the street right-of-way, there will be
adequate separation between the residential area and the
nonresidential use to help eliminate any potential land
use conflicts. And finally, the area has undergone other
zoning actions without feeling any affects. The addition
of three acres of C-3 land will not compound any
neighborhood problems that may exist.
(The other required buffers are 30 feet on the west, 42 feet
on the east and 45 feet along the I-30 frontage road.)
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August 13, 1991
ITEM NO.: 2 Z -4635-B Cont.
ENGINEERING COMMENTS
1. Baseline Road is classified as a principal arterial,
and the right-of-way standard is 55 feet from the
centerline. Dedication of additional right-of-way will
be required because the existing right-of-way is
deficient.
2. Childers Drive requires a right-of-way 30 feet from the
centerline.
3. Because there could be some traffic and access issues,
contact with both the Arkansas Highway and
Transportation Department and city engineering should
be made as soon as possible.
STAFF RECOMMENDATION
Staff recommends approval of the C-3 request as filed.
PLANNING COMMISSION ACTION: (AUGUST 13, 1991)
The applicant was present. There were no objectors in
attendance and the request was placed on the Consent Agenda.
A motion was made to recommend approval of the C-3 rezoning
as filed. The motion was approved by a vote of 10 ayes,
0 nays and 1 absent.
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