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HomeMy WebLinkAboutZ-4933-A Staff AnalysisNovember 1, 1988 item No. 2 _-Z-4933-A Owner: E. M. Pfeifer, III Applicant: Joe D. White Location: Kanis Road and Rock Creek Parkway Request: Rezone from unclassified to "C-3" and "C-4" Purpose: Commercial Size: 8.85 acres Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Vacant and church, Zoned "0-2" and "0-3" South - Single family, unclassified East - Office and storage, unclassified West - Vacant and single family, unclassified PLANNING CONSIDERATIONS: 1. The request before the Commission is to rezone 8.85 acres from unclassified to "C-3" and "C-4." The property is located at the intersection of Kanis Road and the Rock Creek Parkway and is currently outside the City limits; the site does abut the City limits along the north property line. The proposal is to split the tract between the two proposed commercial classifications for unspecified commercial uses. Land use in the immediate vicinity includes single family, church, an office for a construction company with some storage of equipment and a house moving company. Both of the construction related uses are nonconforming. In addition to the existing uses, a high percentage of land is still vacant including large parcels on the north side of the Parkway and back to the southeast along Kanis Road. Zoning in the area is "R-2," "MF -18," 910-2," "0-3," and "C-2" .with all the nonresidential tracts still undeveloped. Recent zoning activity has involved land on the north side of the Rock Creek Parkway and south of the Parkway. The rezonings were to "0-2" and "C-2" Site Plan Review districts. November 1, 1988 Item No .. 2 - Z -4933-A (Cont i--- 2. The site is wooded and vacant. 3. Dedication of additional right-of-way for the Rock Creek Parkway will be required for a total right-of-way of 120 feet. The future north/south arterial along the eastern boundary of the site under consideration and the necessary dedication will be handled through a special arrangement between the City and the property owner. Kanis Road will require an additional dedication of 10 feet because the current right-of-way is only 40 feet. 4. Engineering Comments: Kanis Road from the eastern boundary of the property to the Rock Creek Parkway will be down- graded to a local street. This will require a Master Street Plan amendment. No median cut at Kanis Road and the Rock Creek Parkway. Dedication of additional right-of-way for Kanis Road and the Rock Creek Parkway. For the future north/south arterial, the property owner will be responsible for one-half of the street improvements and dedication of one-half of the required right-of-way. No other comments have been received as of this writing. 5. There are no legal issues. 6. History on the site dates back to December 1987 when a "C-3" request was filed for the entire 8.85 acres. After being on the agenda for several months, the item was withdrawn from consideration at the request of the applicant. Staff has received one call expressing some concern with the proposed "C-4" reclassification. 7. The Upper Rock Creek District Plan identifies the site as "general commercial" but does not specify a particular zoning district. To be consistent with recent rezonings in the area, Staff's position is that "C-2," a Site Plan Review District, is more appropriate November 1, 1988 Item No. 2 - Z-4933,, -A (Continued..) for the property and does not support the "C-3" and "C-4." "C-2" will give the site additional review__ prior to any development occurring and the "C-2" bulk and area requirements are compatible with a parkway environment. The location can be viewed as being somewhat sensitive and the "C-2" Site Plan Review will help ensure a quality development with adequate landscaping and setbacks. Because the property has frontage on two other streets, Staff also recommends a 25 foot landscaped area for Kanis Road and the future north/south arterial. This will help maintain high development standards which are needed for the site. One final plan element that needs to be mentioned is the Master Parks Plan. Some of the land in question is identified as "priority two proposed open space." The open space priority system refers to the need for acquisition relative to other streams throughout the City. At some point, all the waterways in West Little Rock will have to be categorized as priority one because of the rapid rate of development. STAFF RECOMMENDATION: Staff recommends denial of both the "C-3" and "C-4" rezonings and supports a 11C-2" reclassification for the property in question. PLANNING COMMISSION ACTION: (November 1, 1988) The applicant, Eugene Pfeifer, was present. There were two objectors in attendance. Mr. Pfeifer told the,Commission that he wanted to locate his business, Mechanics Lumber, o`n a portion of the property in question and 11C-4" was the necessary zoning for a lumber yard. Mr. Pfeifer said he needed to be on the Parkway because of the visibility and it was a good location to serve the building community. There was some discussion about the storage of materials, and Mr. Pfeifer said he could possibly screen some of the lumber but there would be problems. Kurt Boggan, pastor of the Highland Valley Methodist Church, voiced some opposition to "C-3" and "C-4" rezonings but indicated support for "C-2" because of the site plan review. Mr. Boggan said the site needed special consideration because of being at a major intersection and the area should have quality development. November 1, 1988 Item No. 2 - Z-4933-A..„__(.Con t i Hued Jacque Alexander spoke in opposition to the rezoning request. Ms. Alexander reminded the Commission of her letter submitted prior to the meeting and then presented a petition with 150 names opposed to the commercial rezoning. She said the people have depended on plans and the site was inappropriate for "C-4” uses. She went on to say that single family residential was the primary use and the rezoning would not benefit other property owners in the area. Ms. Alexander stressed that the property was outside the City and the Excavation Ordinance would not apply. She said there was a need for high quality development and objected to any commercial development or zoning at the location. Ms. Alexander concluded by reviewing the District Plan's objectives and said that traffic would be a problem. Mr. Pfeifer spoke again and said the property was a reasonable site for the proposed use. He described the area and other uses. Mr. Pfeifer said he did not object to a PCD or "C-2" and amended the request to "C-2" for the entire 8.8 acres. He also agreed to consider the annexation of the property. A motion was then offered to recommend approval of "C-2" as amended. The motion passed by a vote of 10 ayes, 0 noes and 1 absent.