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HomeMy WebLinkAboutZ-4930 Staff AnalysisDecember 1, 1987 Item No. 6 - Z-4930 Owner: Arkansas National Life Insurance Company Applicant: Eugene Lewis, Jr. Location: I-430 and Flintridge Road (north of Stagecoach Road) Request: Rezone from "R-2" to 11C-4" Purpose: Office and Office Warehouse Size: 32.0 acres Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-2" South - Single Family and Industrial, Zoned "R-2" and "C-4" East - I-430 Right -of -Way, Zoned "R-2" West - Vacant and Single Family, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The request is to rezone a large tract of land, 32 acres, from "R-2" to "C-4" for an office and office warehouse development. Property is located to the northwest of the I-4.30/Stagecoach Road interchange and takes access from Flintridge Road which is a narrow residential street. Flintridge Road intersects Stagecoach Road just west of the southbound ramps for I-430 and terminates at the western boundary of the property in question. The land use in the immediate vicinity is primarily residential or vacant. There is a light industrial use to the southwest of the property and at the intersection of Flintridge and Stagecoach, there is a large church.' To the east of I-430, there is a mix of residential and small commercial uses. Some uses are nonconforming because the area was annexed to the City several years ago. Zoning in the area is made up of "R-2," "C-1," "C-2," and "C-4." The "C-2" tract is undeveloped, and the "C-4" property was rezoned because of the existing use. December 1, 1987 Item No. 6 - Continued 2. The site is heavily wooded with the property increasing in elevation from south to north. 3. There are right-of-way requirements or Master Street Plan issues associated with this request. 4. Engineering has indicated that access is inadequate for the proposed development and that could create some serious problems. 5. There are no legal issues. 6. There is no documented history or neighborhood position on the site. 7. The property under consideration does not lend itself to a "C-4" reclassification, and the Otter Creek District Plan enforces that by showing the site for residential use only. Because of the location and the plan, staff does not support the "C-4" request. Reclassifying the 32 acres to "C-4" is an inappropriate and could have an impact on the I-430 corridor because of some of the permitted uses, and the rezoning does not ensure a quality office/office warehouse development. If the rezoning is granted, it would be very possible for the tract to be subdivided into small parcels and have a fragmented development pattern with some questionable uses. Another major concern is the access to the street system which is substandard for intense development. The site has visibility, but the user should be able to get to it without too much difficulty. STAFF RECOMMENDATION: Staff recommends denial of the "C-4" rezoning as requested. PLANNING COMMISSION ACTION: '(12-1-87) The applicant, Eugene Lewis, was present. There were three objectors in attendance. Mr. Lewis addressed the Commission and said that the proposed use would be a high quality office/office warehouse development that would benefit from being near an interchange. He said he was also concerned with a "C-4" reclassification and that he would be willing to rezone the site to "C-3" with a conditional use permit for the office warehouse. There was a discussion about access and Mr. Lewis indicated that he would prefer not to use Flintridge but would have an internal circulation system for the development. Dan Roberts, a resident on Flintridge, spoke in support of the rezoning and said a quality office park was desirable. December 1, 1987 Item No. 6 - Continued Mrs. Dan Roberts also voiced support for the rezoning. Sandra Ingram opposed the rezoning and expressed some concerns with access. She said that it was difficult to get off of Flintridge. Phillip Craig, a resident of Flintridge for 15 years, was opposed to the rezoning and said he was concerned with potential grading, access and how the residential uses would be protected. Ronnie Keaton said he was against the "C-4" rezoning and would like the site to remain "R-2." Mr. Lewis then addressed the Commission again. He said the site would be left as natural as possible because that would ensure a quality development. Mr. Lewis then said that there would be time problems with a PUD because of building for a specific user. There was a long discussion about the various options and the Otter Creek District Plan. After some additional comments, a motion was made to withdraw the "C-4" request without prejudice and no additional filing fees for a PUD if one is filed. (Additional notification for a PUD will be required.) The motion was approved by a vote of 10 ayes, 0 noes, 0 absent and 1 abstention (Bill Rector).