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HomeMy WebLinkAboutZ-5228-A Staff AnalysisTITLE: LOCATION: REQUEST: SOURCE: STAFF REPORT: Amend the City Land Use Plan - Otter Creek District East of I-430, either side of Baseline Road Mixed Office Warehouse to Mixed Office Industrial Staff - Z -5228-A As part of the review process for a rezoning request, Staff reviewed the adopted City Land Use Plan in the vicinity of the request. The adopted Plan shows Mixed office warehouse for the site. The proposed zoning is more intense than desired for this classification. However, the newer development in the area has tended to be more industrial in nature. The Plan recommends Mixed Office Industrial further to the east. Instead of requiring a step down in intensity, Staff believes it is appropriate to expand the Mixed Office industrial west to I-430. The general area is isolated, even though the area has visibility along the interstate (both 30 and 430) there is not and will not be any direct access to the interstates. Because of its unique character, Staff is willing to be extremely flexible in review of alternative development patterns until the area is sufficiently developed to dictate the development of the remaining area. STAFF RECCNMENDATION Approval 1 October 31, 1995 ITEM N E Z-522 -A owner: Ray and Janice Turnage, Steven and Patricia Roberson Applicant: James Finch, -Agent Location: 11409 Baseline Road, southeast corner of I-430 and Baseline Road Request•_ Rezone West 7.08 acres from R-2 to C-4 and East 6.75 acres from R-2 to I-2 Purpose: Outdoor amusement and mini- warehousing/light industrial Size: 13.8± acres total Existing Use: One single family home on west 7.08 acres; mini -warehouse building, boat and recreational vehicle storage yard and mobile homes on east 6.75 acres SURROUNDING LAND USE AND ZONING North - Vacant tract and Arkansas Highway Department shop complex, zoned R-2; Trigon Engineering facility, zoned I-2 South - Vacant, zoned R-2 East - Single Family residence and large vacant tract, zoned R-2 West - I-430 right-of-way and vacant tracts, zoned R-2 ENGINEERING COMMENTS Dedicate right-of-way for Baseline Road to Master Street Plan Standards. West Baseline is a Principal Arterial with a right-of-way requirement of 110 feet. This section is under AHTD control and will require their approval of any planned construction in the ROW. Sidewalks and driveways shall be constructed to conform to ordinances. With Construction improve frontage from present 15 feet of paving from centerline to 33 feet from centerline. Planned drives may require deceleration lanes with addition ROW. Stormwater detention analysis is required. Applicant must obtain Corps of Engineers approval prior to any land October -' 3Y, 1995 ITEM E Z -5228-A ont. alteration or filling of the existing pond on the site. An APDC&E and City Excavation Permit will be required prior to construction. The existing addresses for these two tracts are, Tract 1: 11411 Baseline Road, Tract 2: 11409 Baseline Road. LAM E ELEME T The site is located in the Otter Creek District. The adopted Land Use Plan recommends Mixed Office Warehouse. The newer development in the area has tended to be more industrial in nature. It would be appropriate to expand the Mixed Office Industrial area to include this site. The existing Mixed Office Industrial is located at Baseline and Sibley Hole Road, to the east. This change would make light industrial appropriate for this site. The plan has never recognized any commercial along this portion of Baseline Road. The C-4 zoning request is not consistent with either the existing or proposed land use plan. TAFF ANALYST The request before the Commission is to rezone this 13.8± acre tract from R-2 to C-4 and I-2. The western 7.08 acres, nearest I-430, is proposed for rezoning to C-4 and the eastern 6.75 acres is proposed for rezoning to I-2. An outdoor amusement park is proposed for development on the C- 4 site; containing such uses as a go-cart tract, batting cages and miniature golf course. Mini -warehouses and unspecified light industrial uses are proposed for the I-2 site. The site is in a sparsely developed area with R-2 being the primary zoning classification in the immediate vicinity. A new I-2 development is located across Baseline Road to the north. This I-2 property contains one office building and two communication towers. A large tract of R-2 zoned land to the northeast is occupied by the Arkansas Highway and Transportation Department which has a variety of industrial uses on the site. A large area of I-2 zoning is located further to the east, at Baseline Road and Sibley Hole Road. The Otter Creek District land use plan currently recommends Mixed Office Warehouse for this site and Mixed Office Industrial at the intersection of Baseline Road and Sibley Hole Road. Since the newer development in the area has tended to be more industrial in nature, it would seem appropriate to expand the Mixed Office Industrial area to include this site. Oa October' 31', '1995 ITEM -NO.: E Z-5228-A(Contj The land use plan has never recognized any commercial along this portion of Baseline Road. The nearest commercial on Baseline Road is shown on the plan to be at Baseline and I-30 and at Baseline and Stagecoach Road. If the applicant's property were rezoned in its entirety to I-2, the proposed -outdoor amusement -park -could be addressed through a conditional use permit. It seems likely that the development of an outdoor amusement park would take site plan review by the Commission if it were zoned C-4 anyway. In staff's opinion, it is appropriate to amend the Land Use Plan, expanding the Mixed Office Industrial area to include this site; to approve I-2 zoning for the entirety of the 13.8± acre tract; and for the proposed outdoor amusement park to be submitted as a conditional use permit. STAFF RECOMMENDATIO Staff recommends that the Otter Creek District Land Use Plan be amended to expand the Mixed Office Industrial area to include this site and that the entirety of the 13.8± acre site be zoned I-2. PLANNING COMMISSION ACTIOIi: (OCTOBER 3, 1995) James Finch was present representing the application. There were 7 objectors present. Staff presented the item and a recommendation that the entire site be zoned I-2. Staff noted that I-2 zoning more closely complied with the adopted Land use Plan and that an outdoor amusement center could be approved as a conditional use in the I-2 zone. Mr. Finch presented a summary of information supporting the application as filed. He showed a map of the area and noted other uses in the vicinity of this site. Mr. Finch stated that the property was located at the juncture of a state and interstate highway. He made reference to a previous application which the proposed buyer of this site had at a nearby location. That previous application, a C-4 rezoning to allow an outdoor amusement center, was denied by the Board of Directors. Mr. Finch stated that the "bottom line" was that the C-4 and I-2 request did not conflict with other uses in the area. He noted that the area is developing as a mixture of commercial and industrial. Mr. Finch concluded by stating that land use plans are general in nature and that the application was not inconsistent with the adopted plan. Commissioner Ramsay asked Mr. Finch if he had given any consideration to accepting staff's recommendation of I-2 zoning with a conditional use permit for the outdoor 3 October '311 y, 1995 ITEM N E Z- 228-A n amusement center. Mr. Finch responded that the applicant felt C-4 was appropriate for the site and elected to go for straight C-4 zoning. Commissioner Ramsay noted that C-4 zoning allowed many other uses and that he was reluctant to vote for a straight C-4 zoning. In response to a question from Commissioner Adcock, Mr. Finch stated that there was no direct access to the site from I-430 and that access would be off of Baseline Road, from I-30 or Highway 5. John McKay, the realtor representing both the seller and the proposed buyer, addressed the Commission in support of the application. During a brief discussion with Mr. McKay, staff noted that outdoor amusement was not allowed by -right in the C-2 district but that it was a conditional use in C-2. Rev. Carman Breeding, of 9215 Sibley Hole Road, addressed the Commission in opposition to the item. He stated that he had three points of concern about the issue. The first point was that the removal of trees from the corner of Interstates 30 and 430 would open up the neighborhood to noise from the freeway. Rev. Breedings second point was that some traffic to this site would use Sibley Hole Road and that he was concerned about the impact of that traffic. His third point was that the proposed amusement center would bring many people into the neighborhood which could lead to an increase in crime. Rev. Breeding concluded by stating that he had spoken with 16 area residents who were also opposed to the item. Ellery Cooke, of 11110 Baseline Road, and Foy Wilson, of 11118 Baseline Road, each stated that they were opposed to the item. Fran Billings, also of the neighborhood, stated that she was not so much opposed to commercial zoning as she was to the proposed go cart track. Wayne Billings stated that he was opposed to the item. Jim Lawson, Director of the Department of Neighborhoods and Planning, noted that a conditional use permit would allow for greater control over site development and such issues as screening, lighting and hours of operation could be addressed. Ray Turnage, owner of the property, about removing trees from the site site had been mostly cleared years 4 stated that the concern was unfounded since the ago. October 31, 1995 ITEM E Z- 22 -A (Qgntj After a further discussion of the options available to the applicant, Mr. Finch agreed to defer the item to the October 31, 1995 meeting. Mr. Finch stated that an amended application, rezoning the entire site to I-2 and a conditional use permit application would possibly be filed. The vote on the request to defer the item to the October 31, 1995 meeting was 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (OCTOBER 31, 1995) James Finch was present representing the application. There were no objectors present. Staff presented the item and noted that the application had been amended to I-2 for the entire 13.8± acre site. Staff recommended approval of the requested I-2 zoning and an amendment to the Otter Creek District Land Use Plan. It was noted that new notices were sent for the amended application. Mr. Finch offered no comments other than to say that the amended application corresponded to Staff's recommendation. Acting Chairperson Diane Chachere brought the item to a vote. The vote was 7 ayes, 1 noe and 3 absent approving I-2 for the entire site and an amendment to the Otter Creek District Land Use Plan. 5