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HomeMy WebLinkAboutZ-5719-A Staff AnalysisOctober 3, 1995 ITEM N 8 Z -5719-A Owner: Various property owners under contract to Belz-Burrow LTD Partnership Applicant: Robert Brown, Agent Location: 11600 Chenal Parkway Request: Rezone from R-2 to C-2 Purpose: Develop commercial shopping center or subdivision Size: 10.944± acres Existing Use: Approximately 7 single family residences and a large tract of vacant property SURROUNDING LAND USE AND ZONING North - Single -Family residences, zoned R-2 South - Vacant tract, zoned C-3; Chenal Parkway; Home Quarters Site, zoned PCD East - Vacant tract, zoned 0-2 West - Best Buy commercial site, zoned PCD ENGINEERING COMMENTS Autumn Road is a Collector, dedicate 30 feet of ROW from centerline. Chenal Parkway requires 110 feet of ROW. According to submitted plan, ROW scales 50 feet from centerline versus 55 feet. Recommend closing Bristol Drive right-of-way. Only one driveway entrance on Chenal will be allowed. The drive must be spaced 300 feet from Autumn Road right-of-way and 300 feet from the Best Buy Driveway. The driveway will be per MSP and include deceleration lane (right -in, right -out only). With construction planned the erosion control plan on file will need to be updated and maintained. The address will be 11600 Chenal Parkway. Stormwater Detention analysis is required. Sidewalks are required on both streets. Construct 1/2 of Autumn Road and improve drainage structures across Autumn the full width of Autumn Road. October 3, 1995 ITEM NO.: 8 Z -5719-A Cont.) LAND USE ELEMENT The site is located in the I-430 District. The adopted Land Use Plan shows Office use. The request is in conflict with the Plan. Another commercial development along Chenal will not help an already bad situation. The conversion of other office and multifamily use areas has only attracted additional traffic to a road which staff believes must be 6 lanes to handle already zoned property and the City Board has stated the City will only require to be 4 lanes. The Traffic Engineer indicated that a Shopping Center this size will generate more trips during the evening rush hour and weekends and slightly less or about the same traffic during the morning peak. Staff believes a land use change in the nature suggested will only make conditions worse in West Little Rock. We can not support a change of the Plan at this time. STAFF ANALYSIS The request before the Commission is to rezone this 10.944± acre tract from R-2 to C-2. The tract is comprised of several smaller properties currently occupied by single family homes and a large vacant tract. The applicant proposes to develop a commercial shopping center or subdivision on the site. A 50 foot buffer area is proposed on the north perimeter, where adjacent to the Birchwood Subdivision. It is not clear if this buffer is to be zoned OS at this point. The zoning pattern and uses in the area are varied. The Birchwood Subdivision, a single family residential neighborhood, is adjacent to the north. Across Autumn Road to the east is a vacant, wooded tract of 0-2 zoned property. South of the site, at the northwest corner of Autumn Road and Chenal Parkway, is a vacant tract of C-3 zoned property. Beyond Chenal Parkway is the large tract occupied by Home Quarters. Adjacent to the west is the large tract occupied by Best Buy which is zoned PCD. This site represents the last property with frontage on the Parkway, between Shackleford and Bowman Roads, which is still zoned R-2. The I-430 District Land Use Plan shows office use for this property. The C-2 rezoning request is in conflict with the Plan. Adding another large scale commercial development on this portion of Chenal Parkway will have a negative impact on the Parkway's traffic flow. The Traffic Engineer has indicated that a commercial development of this size will generate 2 October 3, 1995 ITEM NO.: B Z -5719-A (Cont. _ _:- substantially more traffic than a comparable office development. Staff believes a land use change of the nature proposed will only exacerbate an already difficult traffic situation. Staff cannot support a change in the Land Use Plan and believes Office is the most appropriate use for the site. STAFF_RECOMMENDATION Staff recommends denial of the requested C-2 zoning. PLANNING COMMISSION ACTIO : (OCTOBER 3, 1995) The applicant was present. There were no objectors present. Staff informed the Commission that the applicant had requested that the item be withdrawn. The item was placed on the Consent Agenda and approved for withdrawal by a vote of 9 ayes, 0 noes and 2 absent.