HomeMy WebLinkAboutZ-5099-A Staff AnalysisOctober 19, 1993
ITEM NO.: D Z-50 -A
Owner: Eugene M. Pfeifer, III and
Pfeifer Development
Applicant: Eugene M. Pfeifer, III by
Joe D. White
Location: Highway 10, Highway 300 and
Chenal Parkway
Request: Rezone from R-2, C-2 and 0-3
to MF -18, 0-3, C-3
Purpose: Multifamily, Office and
Commercial
Size: 68.79 acres (total)
Existing Use: Vacant
SURROUNDING LAND USE ,AND ZONING
North - Vacant, zoned R-2
South - Vacant, Church and AP&L Substation, zoned R-2,
0-2, C-2 and C-3
East - Vacant and AP&L Substation, zoned R-2 and C-2
West - Vacant, Church, Commercial and Camp Grundy,
zoned R-2 and C-2
STAFF ANALYSIS
The request before the Planning Commission involves a total
of approximately 69 acres, and the site is located in the
general vicinity of Highway 10, Highway 300 and the Chenal
Parkway. The following is a breakdown of the proposed
rezonings and the acreage.
1. R-2 to C-3 (Highway 300) - 3.68 acres and 11.5
acres
2. R-2 to MF -18 - 12.91 acres and 18.5 acres
3. R-2 and 0-3 to 0-3 - 10.65 acres
4. R-2 and C-2 to C-3 (Highway 10) - 11.56 acres
All of the tracts have frontage on the Chenal Parkway and
extend from Highway 300 to Highway 10. The entire acreage
is vacant and heavily wooded.
October 19, 1993
ITEM NO.: D Z -5099-A (Cont.)_
The existing nonresidential zoning, 0-3 and C-2, was granted
in 1989. The remaining area was classified R-2 as part of
the extraterritorial zoning effort for Area I. A PCD was
approved for a portion of the 0-3 and C-2, however, the
necessary final plan has never been submitted.
Zoning in the general vicinity is R-2, 0-2, C-1 and C-2.
The adjacent zoning is R-2, 0-2, and C-2. The most recent
rezoning action in the area involved some land on the south
side of Highway 10, part of the Deltic Holding at the
intersection of the Chenal Parkway and Highway 10. An
eleven acre tract was rezoned from MF -18 to C-3 and added
some additional land to the existing commercial node. Land
use includes single family, a church and some small scaled
commercial uses. Across Highway 300 is Camp Grundy, a
children summer camp, and there is also an AP&L substation
adjoining the site on the southeast corner. Several of the
existing uses are nonconforming and there are vacant tracts
found throughout the area.
The adopted district plan, Pinnacle, does identify the
Highway 10/Chenal Parkway intersection as a commercial node,
with commercial areas shown on both sides of Highway 10.
Because of the plan and the location, the requested C-3
rezoning at Highway 10 is appropriate. Changing some of the
designated commercial area from C-2 to C-3 should not have
an adverse impact on the surrounding properties. The plan
also recognizes an office area along the parkway.
Therefore, increasing the amount of 0-3 land is compatible
with the plan. Rezoning 31 acres to MF -18 is reasonable
because it establishes a transition area between the
nonresidential lands to the southeast and the single family
areas to the northwest. Also, 12 to 18 units per acre has
been the density level that has been supported in the
western part of the city.
Creating another commercial area at Highway 300 and the
Parkway Extension is in conflict with the adopted plan and
should not be endorsed through this request. At this time,
there is no justification for adding 15 acres of commercial
land adjacent to Highway 300 because there is an adequate
amount of commercial acreage at the Highway 10 node. If the
City approves the 11.5 acres for C-3, there will be close to
70 acres available for commercial development at the Highway
10/Chenal Parkway intersection. Approval of the C-3 for the
Highway 300 location could establish undesirable precedent
for the area and lead to a questionable zoning pattern.
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October 19, 1993
ITEM NO.: D Z -5099-A (Cont.)
LAND USE FLAN ELEMENT
The adopted plan in the Pinnacle District recommends
commercial and office for the Highway 10 area and single
family for the Highway 300 area. Staff does agree that
additional office should be shown on the Highway 10 frontage
(east of church) with multifamily to the north as a
transition from commercial to single family. However, the
proposed intersection of Highway 300 and Chenal is a minor
intersection and does not justify intensive land uses. An
amendment to add the previously mentioned office and
multifamily is appropriate, however no other intensification
is warranted.
ENGINEERING COMMENTS
The Chenal Parkway needs to be dedicated and completed to
Highway 300.
STAFF RECOMMENDATION
Staff recommends approval of all of the requested rezonings,
except for the 15 acres for C-3 at Highway 300 and the
Chenal Parkway.
PLANNING COMMISSION ACTION: (SEPTEMBER 7, 1993)
Staff informed the Planning Commission that the applicant
had failed to notify the required property owners. As part
of the Consent Agenda, the item was deferred to the
October 19, 1993 meeting. The vote was 9 ayes, 0 nays and
2 absent.
PLANNING COMMISSION ACTION:
(OCTOBER 19, 1993)
The applicant, Gene Pfeifer, was present. There were
several interested individuals in attendance. Mr. Pfeifer
spoke and suggested that the Commission hear from the other
persons first.
David Jones addressed the Commission and said that he
represented 11 property owners along Highway 10. Mr. Jones
then read a letter into the record and submitted a copy to
the Chairman. (See attached copy.)
Jim Lawson, Director of Neighborhoods and Planning,
responded to David Jones' letter and discussed other aspects
of the request before the Commission.
October 19, 1993
ITEM D Z-50 -A Cont.
David Jones spoke again and addressed Mr. Lawson's comments.
Mr. Jones also discussed the Highway 10 overlay zone and the
land use plan.
Stephen Giles, Deputy City Attorney, spoke and discussed the
various ordinances addressing development along the
Highway 10.
Sam Robinson, a property owner on Highway 300, said that he
had no comments to offer.
(Marilyn Dunavant filled out a registration card, but she
left before Item D was discussed by the Commission.)
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Gene Pfeifer then addressed the Commission. Mr. Pfeifer
presented a zoning history of the Highway 10/Chenal Parkway
intersection, and said the current request was an effort to
clean-up some of the zoning lines. Mr. Pfeifer then
reminded the Commission that the request had been amended by
the removal of the proposed C-3 rezoning at Highway 300 and
the Chenal Parkway.
Ruth Ann Robinson said the rezonings were totally logical
and she supported the request.
A motion was then made to recommend approval of the request
as amended. The motion passed by a vote of 6 ayes, 1 nay,
2 absent, 1 abstention (Diane Chachere) and 1 open position.
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