Loading...
HomeMy WebLinkAboutZ-5093 Staff AnalysisNovember 1, 1988 Item No. 10 -:..-Z-5093 Owner: Applicant: Location: Request: Purpose: Size: Robert M. Goff & Associates Joe D. White Shackleford Road and 1-430 (at 1-630) Rezone from 110-2" to "C-3" Commercial 2.05 acres Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North -- Commercial, Zoned PCD South -- Interstate right-of-way, Zoned "R-2" East - 1-430 right-of-way, Zoned "R-2" West - Commercial, Zoned "C-3" PLANNING CONSIDERATIONS: 1. The issue before the Commission involves two acres located directly south of the Holiday Inn on Shackleford Road and the request is to rezone the tract from "0-2" to "C-3." The site is Lot 1 of the Robert M. Goff Subdivision and it is the only undeveloped parcel remaining on the piece of land between Shackleford Road and 1-430, south of West Markham. Other developments on the larger site include a small commercial center, a fast food restaurant and the Holiday Inn complex. On the west side of Shackleford Road the land use can best be described as a commercial strip with the uses ranging from a furniture store to a service station. North of West Markham, the commercial or non-residential pattern continues for a distance, especially on the east side of the street. Zoning in the general area includes "R-2," "0-2," "C-31" "C-4" and PCD with 11C-3" directly across Shackleford Road. 2. The site is flat and vacant with some floodplain involvement. 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. November 1, 1988 Item No. .10 _- Z-5093 (.Con.t...i...nuedI 4. Engineering is very concerned with access and feels that it should be provided through the Holiday Inn site. There are too many problems along this portion of Shackleford Road for a separate access point south of the Holiday Inn entrance. When the Holiday Inn PCD was being reviewed, Engineering stressed that there only needed to be one access point on Shackleford Road with the other lots utilizing a common access easement. The City Engineer pointed out that access to and from the site will be extremely difficult during peak hours. Documentation of the access easement is found in the various Holiday Inn files. 5. There are no legal issues. 6. History on the site dates back several years to the 1970's when the land was rezoned to 110-3." In 1980, the balance of the property was rezoned to "C-2" for a proposed hotel development. Over the years there have been other actions including rezoning the lot to "0-2" and Board of Adjustment variances. During the review of the Holiday Inn PCD, some of the discussion centered on the property in question and its future use. At that time, the direction was toward a low -intensity use, an office, and it was the City's understanding that all parties involved agreed to an office use and the site should not be used for a commercial development. One of the site plans for the Holiday Inn development identifies the lot in question for "future office" use. Based on the history of the property and its location, an intense commercial use for the lot is undesirable and Staff opposes the requested 11C-3" rezoning. The 1-430 District Plan does show the site as "neighborhood convenience center" or commercial but Staff strongly believes that creating another commercial lot with separate access onto Shackleford Road would compound the existing problems and have an adverse impact on the area. STAFF RECOMMENDATION: Staff recommends denial of the 11C-3" rezoning as requested. November 1, 1988 Item No. 10._. Z-5093 (Continued)__ PLANNING.COMMI.SSION ACTION: (November 1, 1988) The applicant, Joe White, was present. There were no objectors. Mr. White described the area and said there was commercial zoning on both sides of Shackleford Road. He went on to say that there was some floodplain involvement and the property was an excellent commercial site. Mr. White felt that completion of the Parkway Extension should eliminate some of the traffic problems on Shackleford Road. Mr. White pointed out that the median on Shackleford was removed and the Arkansas Highway and Transportation Department has issued the necessary permits for a third driveway on Shackleford Road. He also said that there were crossover easements to West Markham for the property in question. There was some discussion about utilizing a PCD for the site and Mr. White said that a "C-2" rezoning would be an acceptable option. There were some comments made about the City Engineering Staff needing to look at the site plan for the development because of the location. Mr. White then presented some traffic counts for 1-630 and Shackleford Road. Jerry Gardner of the City Engineering office then addressed the Commission. He said that the property should not have a separate driveway and asked that a curb cut prohibition be a condition of the rezoning. Mr. Gardner said that the Arkansas Highway and Transportation Department did not have the authority to deny the driveway permit. He made some additional comments about traffic and said the site under consideration should utilize the main entrance for the Holiday Inn. Mr. White spoke again and said there would be 350 feet between an existing driveway and the proposed curb cut. Mr. White made some additional comments and amended the request to "C-2." A motion was made to recommend approval of the "C-2" rezoning as amended. The motion passed by a vote of 10 ayes, 0 noes and 1 absent.