HomeMy WebLinkAboutZ-5135-A Staff AnalysisAugust 25, 1992
ITEM NO.: 1 Z -5135 -
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Roger and Winston Horton
Roger Horton
12,412 Sardis Road
Rezone from R-2 to C-3
Printing Company
3.29 acres
Printing Company
SURROUNDING LAND USE AND ZONING
North - Single -Family, zoned R-2
South - Auto Repair, zoned R-2
East - Single -Family, zoned R-2
West - Single -Family, zoned R-2
TAFF ANALYS
The request before the Planning Commission is to rezone a
3.3 acre tract on Sardis Road from R-2 to C-3. The site is
situated between Alexander Road and the proposed alignment
for the South Loop. Currently, there is a printing company,
a nonconforming use, on the property. The owners of the
business would like to expand the building with a
50 foot X 100 foot addition, however, the zoning ordinance
prohibits expanding nonconforming uses. Therefore, the
owners have filed a request to reclassify the site to C-3 to
do away with the nonconforming status.
In 1989, a C-3 application was filed for the same location
because of a possible expansion issue. The owners were
instructed by the fire marshal to construct a separate area
for the storage of cleaning fluids. Also, there was some
concern over a covered walkway that had been built after the
property was annexed in 1985. After one hearing, the
Planning Commission referred the issue to the Board of
Adjustment for clarification of the expansion issue. The
Board of Adjustment determined that the proposed
construction was not an expansion of a nonconforming use,
and the C-3 request was withdrawn from the Planning
Commission agenda. Staff had recommended denial of the 1989
C-3 request.
The zoning in the general vicinity is primarily R-2. At the
intersection of Sardis Road and Alexander Road, there is
some commercial zoning. Also, north of Alexander Road there
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August 25, 1992
ITEM NO.: 1 Z -5135-A Cont.
is a large area of industrial zoning, I-1, I-2 and I-3.
Land use includes single family, commercial, auto repair and
service uses. A majority of the nonresidential uses are
nonconforming and there are vacant parcels found throughout
the neighborhood.
The site in question is in the fitter Creek district and the
adopted land use plan shows the property for single family
use. All of the area south of Alexander Road, except the
southwest corner, is identified on the plan to remain single
family. The land use element recognizes the
Alexander/Sardis intersection, the northwest and southwest
corners, as the commercial node. Both corners are zoned
either C-2 or C-3. It is the staff's position that nothing
has changed since the 1989 request to justify a commercial
reclassification for 12,412 Sardis and staff does not
support the C-3 rezoning. At this time, the land use
concept should be maintained and only those areas shown on
the plan for nonresidential use should be rezoned.
As previously mentioned, the property is located just north
of a possible alignment for the South Loop. Some land has
been acquired for right-of-way, however, the exact location
of the roadway has not been finalized. In fact, the
Arkansas Highway and Transportation Department is in the
process of doing an environmental review in which
alternative routes are considered. To assume that the
design of the South Loop is tied down, and establishing
another commercial node is premature at this time.
ENGINEERING COMMENTS
Sardis Road is a minor arterial and the right-of-way
standard is 45 feet from the centerline. The existing
right-of-way is deficient and dedication of additional
right-of-way will be required.
STAFF RECOMMENDATION
Staff recommends denial of a C-3 rezoning request.
PLANNING COMMISSION ACTION:
(AUGUST 25, 1992)
The application was represented by Roger Horton. There
were no objectors in attendance. Mr. Horton presented
some history of the area and background on the property.
Mr. Horton told the Commission that the proposed expansion
is needed for additional space for stock, and said that he
has had no problems with his neighbors. He then described
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August 25, 1992
ITEM NO.: 1 Z-5135-A(Cont.)
the traffic flow on Sardis Road and the surrounding uses.
Mr. Horton said the R-2 zoning places limitations on the
property and the three acres were purchased to accommodate
future growth.
There was some discussion about various issues and
Mr. Horton responded to several questions. He said the
printing company is anticipating considerable growth in the
future and expansion will be needed for the continued
operation.
Comments were then offered about the C-3 request and
utilizing the PCD process for the property.
Ruth Bell, representing the League of Women Voters,
discussed the area and said that she is concerned with the
C-3 request. Ms. Bell told the Commission that she is
comfortable with the PCD because the process would tie down
the use.
Roger Horton spoke again and amended the request to a PCD.
A motion was made to withdraw the C-3 rezoning, amend the
request to PCD and defer the issue to the September 8, 1992
hearing. The motion was approved by a vote of 11 ayes,
0 nays and 0 absent. (The Planning Commission also waived
additional filing fees and written notification of property
owners.)
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