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HomeMy WebLinkAboutZ-6321 Staff AnalysisAugust 21, 1997 ITEM NO.: 2 FILE NO.: Z-6321 Owner: George Collins Applicant: George Collins Location: 15603 Cantrell Road Request: Rezone from R-2 to AF Purpose: Bring existing garden center and nursery into conformance with zoning. Size: 4.5 acres Existing Use: Nonconforming garden center, nursery and two unrelated nonconforming commercial uses SURROUNDING LAND USE AND ZONING North - Wooded, zoned R-2 South - Wooded and floodway, zoned R-2 East - Good Earth Garden Center and Nursery, zoned AF West - Seven Acres Business Park and Golden Collision Center, zoned POD; one single family residence, zoned R-2 PUBLIC WORKS COMMENTS 1. Cantrell Road is listed on the Master Street Plan as a principal arterial, dedication of right-of-way to 55 feet from centerline will be required. With Construction: 1. Construct sidewalk on frontage, close existing drives and combine to one concrete apron on Hwy. frontage per City Ordinance. 2. Remove parking from right-of-way. Head -in parking is required to have wheel stops located 2.5 feet from property line. 3. A grading permit and development permit for special flood hazard area are required prior to construction. 4. Building should be 25 feet from floodway per Ordinance. 5. Dedicate easement for floodway. August 21, 1997 ITEM NO.: 2 Cont. FILE NO.: Z-6321 6. Stormwater detention Ordinance applies to this property. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Contact the AHTD for work within the State Highway right-of-way. PUBLIC TRANSPORTATION ELEMENT This site is not located on a Central Arkansas Transit Bus Route. LAND USE ELEMENT The property is located in the River Mountain Planning District. The Land Use Plan recommends Transition for this site and PK/OS for that portion of the property in the floodway. AF is intended to provide a transition between rural areas and newly urbanized areas. Staff feels that it is an appropriate zoning for areas designated Transition by the Land Use Plan. STAFF ANALYSIS The request before the Commission is to rezone this 4.5± acre tract from R-2 Single Family to AF Agriculture and Forestry District. The property is currently occupied by a nonconforming plant nursery/garden center and two smaller buildings housing a nonconforming retail use and a beauty shop. The proposed AF zoning will bring the plant nursery/garden center use into conformance with the code. The two unrelated commercial uses will remain nonconforming and will not be affected by this change in zoning. The applicant hopes to eventually remove these nonconforming uses and to expand the plant nursery/garden center. This AF rezoning request is the appropriate first step in that direction. Staff believes the AF request to be reasonable for this site. The River Mountain District Land use Plan recommends Transition for this site and PK/OS for that portion of the property in the floodway. Transition is a Land Use Plan designation which provides for an orderly transition between residential uses and other more intense uses. Proposed uses are to be compatible with quality of life in nearby residential areas. Staff feels that AF zoning is appropriate within and meets the intent of the Transition Land Use designation. The AF district is intended to provide a smooth transition between purely rural areas and newly urbanized areas, allowing 2 August 21, 1997 ITEM NO.: 2 (Cont.1 FILE NO.: Z-6321 flexibility adequate to permit reasonable absorption of land use types typically found in the urban fringe. The proposed AF zoning allows uses which are compatible with existing uses in the area. A large garden center and nursery, also zoned AF, is adjacent to the east. The Seven Acres Business Park, zoned POD, is adjacent to the west. This POD currently contains only one use, a body shop. Single Family homes are located to the north and south of this site but, in both cases, an undevelopable wooded floodway separates this site from the residential uses. STAFF RECOMMENDATION Staff recommends approval of the requested AF zoning. That portion of the site which is within the floodway will be zoned OS Open Space and protected by an easement granted to the City. PLANNING COMMISSION ACTION: The applicant was present. There Staff recommended approval of the that portion of the site which is zoned OS. The item was placed o approved for AF and OS by a vote 1 absent. 3 (AUGUST 21, 1997) were no objectors present. requested AF zoning with within the floodway to be n the Consent Agenda and of 10 ayes, 0 noes and [, T June 26, 1997 ITEM NO.: 17 FILE NO.: Z-6321 NAME: Arkansas Landscape Rezoning - Short -Form "PCD11 LOCATION: 15603, 15607, 15609 Cantrell Road DEVELOPER: George Collins, Jr. Arkansas Landscape and Sprinkler, Inc. P. O. Box 25333 Little Rock, AR 72221-5333 AREA: 4.50 acres ZONING: Existing R-2 PROPOSED: PCD NUMBER OF LOTS: N/A FT. NEW STREET: 0 USES: C-1 Nonconforming PROPOSED USES: Retail, Office, and Storage PLANNING DISTRICT: #1 River Mountain CENSUS TRACT: 42.06 VARIANCES/WAIVERS REQUESTED: None at this time STAFF RECOMMENDATIONS: DEFERRAL: This application was filed as a result of enforcement action. The proposed rezoning requires a "major" Land Use Plan change -from Transition to Commercial. The plan change will be heard by the Planning Commission on July 10, 1997. The applicant needs to work out several concerns that were raised as part of the Subdivision Committee review on June 5, 1997. Staff recommends deferral of this item to the July 17, 1997. Subdivision Committee and August 7, 1997 Planning Commission. SUBDIVISION COMMITTEE COMMENT: (JUNE 5, 1997) The applicant was present and he asked a number of questions concerning requirements of the Public Works Department. Items discussed included number and spacing of driveways, proposed gravel parking, and the rear floodway area. Planning Staff summarized their concerns including the need for a "major" Land Use Plan change. 0 June 26, 1997 SUBDIVISION I'T'EM NO.: 17 (Cont.) FILE NO.: Z-6321 The Subdivision Committee determined that this item be deferred to the July 17, 1997 committee meeting and a August 7, 1997 public hearing at the Planning Commission. PLANNING COMMISSION ACTION: (JUNE 26, 1997) The applicant had requested that the item be withdrawn. This rezoning was part of the Consent Withdrawal agenda. Motion to accept the withdrawal request passed with 7 ayes, 0 nays and 4 absent. K