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HomeMy WebLinkAboutZ-4930-A Staff AnalysisJuly 12, 1988 Item No. I - Z -4930-A Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Arkansas National Life Insurance Company Eugene Lewis, Jr. Flintridge Road Rezone from "R-2" to "0-3" and " I - ill Office Park and Office Warehouse 32.0 acres Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-2" South - Single Family, Industrial, Zoned "R-2" and " C - 4 " East - 1-430 Right-of-way, Zoned "R-2" West - Vacant and Single Family, Zoned "R-2" PLANNING CONSIDERATIONS: f. The request is to rezone a 32 acre site from "R-2" to "0-3" and "i-1" for future development. The proposal is to subdivide the tract into a total of 13 lots for office and office warehouse uses. If approved, the rezoning request will create two large 111-1" lots and 11 "0-3" parcels. Flintridge Road is located west of the 1-430/Stagecoach Road interchange and Flintridge Road intersects Stagecoach Road (Highway No. 5) just west of the southbound ramp. Flintridge Road is a substandard residential street and terminates at the western boundary of the 32 acres. Zoning in the area includes "R-2," "C-1," "C-2," "C-4," and "PCD." Several of the nonresidential tracts are undeveloped including the "C-3" on the south side of Stagecoach Road and the "C-2" site east of 1-430. The land use tends to be a conglomeration of both residential and nonresidential uses, especially property fronting Stagecoach Road. Along Flintridge, there are single family residences, a light industrial use, and a church. July 12, 1988 Item I - Z -4930-A - Continued 2. The site is heavily wooded and increases in elevation from 285 to 355 along the west property line. The grade differences between 1-430 and Flintridge Road are fairly substantial. 3. There are no 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 have also expressed concerns with the topography and potential grading. 5. There are no legal issues. 6. In December of 1987, a "C-4" request was filed for the entire site, 32.0 acres. At the Planning Commission public hearing, residents from Flintridge Road spoke against and in support of the rezoning. Some residents voiced concerns about access, grading, and how the residential uses would be protected. One property owner said a quality office park was desirable and spoke for the rezoning. After a lengthy discussion, the "C-4" request was withdrawn without prejudice. Staff recommended denial of the "C-4" rezoning. 7. As with the previous rezoning attempt, staff has problems with the current request and does not support the "0-3e' "I-1" and reclassifications. The adopted Otter Creek District Plan does not recognize the property for nonresidential uses, and staff feels that there is no justification for changing the direction of the plan at this time. Another factor in opposing the request is access, which is inadequate for nonresidential development. The street system is also substandard and does not provide the needed traffic circulation/movement to matte the site a viable office location. Other concerns included the existing topography and grading of the land. STAFF RECOMMENDATION: Staff recommends denial of the "0-3" and "I-1" rezoning request. July 12, 1988 Item No. I - Z -4930-A Continued PLANNING COMMISSION ACTION: (June 28, 1888) The applicant, Gene Lewis, was present. There were several interested residents in attendance. Mr. Lewis requested that the item be deferred to the July 12th meeting because of a potential problem with the Commission and a quorum. The item was placed on the consent Agenda and deferred to the July 12, 1988 meeting. The vote: 5 ayes, 0 noes, 5 absent, and one abstention (Sill Rector). PLANNING COMMISSION ACTION: (July 12, 1988) The applicant, Gene Lewis, was present. Joe White was also in attendance to discuss the subdivision issue (Item A). There were three objectors present. Mr. White spoke briefly and said that the zoning was the key issue because without the necessary rezoning, the proposed plat would be meaningless. Mr. Lewis then addressed the Commission and indicated that he was both an owner and the applicant. He went on to discuss the history of the previous "C-4" application and said that he worked with the Staff on the plat. Mr. Lewis pointed out that the 110-3" district will allow an office warehouse use as a conditional use in the proposed zoning ordinance amendments. He then said that the "1-1" area was needed for larger users/occupants and told the Commission that the development plan would be for a seven to ten year period. He also reviewed traffic counts for the 1-430 corridor and said the traffic impact would be minimal for the proposed project. Mr. Lewis made additional comments about the site and discussed screening areas; he said that he had no problems with "OS" for the various buffer areas or green belts. Ron Keaton, a resident on Flintridge, told the Commission that he was opposed to the rezoning. Mr. Keaton then discussed Mr. Lewis' proposal for water and said that he was concerned with water and adequate fire protection. He concluded by saying that he has some problems with the possibility of facing a loading dock or a warehouse. Joe White said that Mr. Lewis would extend a 8" main and pay for one-half the cost to the end of Flintridge. Phillip Craig spoke in opposition to the rezoning and said that the residents would loose the buffer between their homes and 1-430. Mr. Craig then distributed a hand-out and July 12, 1988 Item No. I - Z -4930-A - Continued summarized a written statement. He said the existing "C-4" to the south was causing some problems and went on to describe the entire area. Mr. Craig also proposed a different entrance point for the development. Mr. White responded to Mr. Craig's proposal and said that some of the land could not be developed if the entrance was changed. Jerry Gardner, City Engineering office, made some comments about Flintridge and its intersection with Highway 5 (Stagecoach Road). He said -it was substandard and undesirable for a non-residential development. There was a discussion about the Otter Creek District Plan which recommends single family use for the property. Gary Greeson, Planning Director, responded to several questions and discussed the Staff's objections to the "0-3" and Mr. Greeson said the plan was a major consideration and residential development would require less site modification. Additional comments were offered by several Commissioners and Mr. Lewis who said there would be approximately 19 acres of developable land. Jerry Gardner discussed Flintridge and said future traffic on Stagecoach will be heavy. There was some discussion about amending the request to "0-3" and including several "OS" areas. Mr. Lewis agreed to the "0-3" and "OS." The "I-1" area was removed from consideration by Mr. Lewis' action. A motion was made to recommend approval of 110-3" and "OS" as amended. The motion passed by a vote of 6 ayes, 1 no, 3 absent, and 1 abstention (Bill Rector).