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HomeMy WebLinkAboutZ-4644 Staff AnalysisMay 27, 1986 Item No. B - Z-4644 Owner: Francis K. Wood and Telka K. Connerly Applicant: William H. Asti Location: 1900 Block of South University Request: Rezone from "R-2" to "C-3" Purpose: Auto Speciality Shopping Center Size: 10.0 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Single Family and Commercial, Zoned "R-2" and "C-3" South - Single Family, Zoned "R-2" East - Vacant, Zoned "R-21' West - Single Family, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The request is to rezone a 10 -acre site from "R-2" to "C-3," and the proposed use is an auto speciality shopping center. It appears that certain uses that are to be included in the center will require conditional use approval also. The property is located on South University just south of the commercial strip between West 12th and West 19th/Boyle Park Drive. The site abuts single family residences on three sides, and on the east side of University, there is a large vacant tract which is owned by the University of Arkansas at Little Rock. At the northeast corner of the property, there is a commercial use zoned "C-3." The remaining portion of the land is surrounded by "R-2" zoning. The property in question appears to be removed from what would be considered a more desirable commercial location and has significant issues that need to be addressed, such as access and its relationship to the single family neighborhood. For an auto related use such as being proposed, the site has very inadequate access because there is no median cut along University in that area, and direct access at this time is only from the north. May 27, 1986 Item No. B - Continued 2. The property is vacant and has been significantly modified over the years because of some site work. 3. There are no right-of-way requirements or Master Street Plan issues associated with the request. 4. There have been no adverse comments received from the reviewing agencies as of this writing.. 5. There are no legal issues. 6. Staff has received some information calls regarding the rezoning. There is no documented history on the site. 7. Staff feels that the site is not a viable commercial location, especially because of the access issue and does not support the request. Another major concern is that a "C-3" rezoning could have some adverse impacts on the surrounding single family neighborhoods which appear to be very stable. A use such as is being proposed could disrupt the livability of those neighborhoods because of generating excessive noise levels and needing bright lights. The Boyle Park District Plan which this location is a part recognizes that the site is not a single family area and recommends an office use for the property. The intent of the plan was to provide some development potential for the site with a use that would not create heavy traffic loads. Because of being in conflict with the plan, the access question and the potential impact on a single family neighborhood, the "C-3" reclassification should not be granted. STAFF RECOMMENDATION: Staff recommends denial of the "C-3" rezoning as requested. PLANNING COMMISSION ACTION: (April 22, 1986) The applicant, William Asti, was present. There was one objector in attendance. Staff recommended that the item be deferred to allow the City's Traffic Engineer to review the access issue. Mr. Asti indicated they had no problems with the deferral and presented some information to the Commission. A resident of the neighborhood then spoke. He said he opposed the "C-3" rezoning and objected to the deferral request. Mr. Asti made some additional comments. A motion was made to defer the rezoning to the May 13, 1986, meeting. The motion was approved by a vote of 6 ayes 0 noes and 5 absent. May 27, 1986 Item No. B - Continued PLANING COMMISSION ACTION: (5-13-86) The applicant, William Asti, was present. There were no objectors. Mr. Asti discussed the possibility of utilizing "C-2" for the site and providing substantial buffers. Several of the Commissioners questioned Mr. Asti about why he was unable to meet with the City staff to address the various issues. It was pointed out that the request was deferred at the April meeting to allow Mr. Asti to work with the City staff. There was a long discussion about another deferral and other issues. At this point Mr. Asti asked what would be appropriate zoning for the site and agreed to a deferral. A motion was made to defer the rezoning to the May 27, 1986, meeting. The motion passed by a vote of 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (5-27-86) The applicant, William Asti, was present. There were no objectors. Henk Koornstra of Traffic Engineering addressed the Commission about University Avenue and a median cut for the property in question. He said that the cut would be an undesirable distance between Berkshire and West 19th/Boyle Park Drive. He went on to say that additional widening would be required for more traffic lanes and dedication of right-of-way would be needed. Mr. Koornstra also indicated that he could not support a median cut for UALR. There was a lengthy discussion about the various traffic issues. Mr. Asti then spoke and discussed the "C-3" request with a conditional use permit for some of the anticipated uses. He said that the development needed the median cut and that "C-2" was a possible alternative. The Commission discussed the need for open space and ways of developing the property. Mr. Asti made some additional comments and then agreed to withdraw the "C-3" rezoning. A motion was made to withdraw the request without prejudice. The motion passed by a vote of 9 ayes, 0 noes and 2 absent.