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HomeMy WebLinkAboutZ-6440 Staff AnalysisFebruary 19,.1998 ITEM NO.: 2 Owner: Applicant: Location: FILE NO.: Z-64 Oley Rooker Oley Rooker 8212, 8214, 8300 and 8306 Stagecoach Request: Rezone from R-2 to C-3 Purpose• Future commercial development Size: 2± acres Existing Use: 3 Single Family residences and 1 residential structure now occupied by a gift/flower shop SURROUNDING LAND USE AND ZONING North - Undeveloped, zoned R-2 and Patton Wrecking Company, zoned R-2 South - Single Family, zoned R-2 East - Tire Shop, Salvage Yard and Single Family, zoned R-2 West - Auto repair shop, zoned C-4; Church, zoned R-2 PUBLIC WORKS COMMENTS 1. Stagecoach 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. 2. One-half street improvements including 5 foot sidewalk for Stagecoach Road per the Master Street Plan are required with any planned development. Depending on type of development a right turn lane and additional right-of-way dedication may be required prior to construction. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Floodplain on all lots except 8306 Stagecoach. A grading permit and development permit for special flood hazard area are required prior to construction. 5. Stormwater detention ordinance applies to this property. 6. Driveways shall conform to Sec. 31-210 or Ordinance 16,577. 7. All driveways shall be concrete aprons per City Ordinance. 8. Stagecoach Road has a 1995 average daily traffic count of 7700 vehicles. 9. Provide striping and signage plans for the development, February 19, 1998 ITEM NO.: 2 Cont. FILE NO.: Z-6 for Traffic Engineering approval. 10. Prepare letter for street lights as required by Sec. 31 403. 11. Contact the AHTD for work within the State Highway right-of-way. 12. Any construction within proposed or existing right-of- way shall comply with Article IV and V of section 30 of the Little Rock Code. Permits to be obtained from Public Works, Traffic Engineering. PUBLIC TRANSPORTATION ELEMENT The site is not located on a CATA Bus Route. LAND USE ELEMENT The site, located in the Crystal Valley District, is shown as commercial on the Land Use Plan. The request is in conformance with the Plan. STAFF ANALYSIS The request before the Commission is to rezone these 3 adjacent tracts, totaling 2± acres, from R-2 Single Family to C-3 General Commercial. The eastern tract, 8212-8214 Stagecoach, contains 2 small, frame residential structures. The center tract, 8300 Stagecoach, contains a stone, residential structure which is occupied by a gift/florist shop. The western tract, 8306 Stagecoach, is occupied by a brick, residential structure. The properties are located on the north side of Stagecoach Road, about midway between I- 430 and Crystal Valley Road. Uses and zoning in the immediate area are varied, although mostof the properties on Stagecoach, between I-430 and Crystal Valley are nonresidential. The R-2 zoned properties to the east, between this site and 1-430, are occupied by a variety of uses including a tire company, a former night club, a salvage yard and a heavy equipment operation. The C-4 zoned property to the west is occupied by an auto repair business. A church is located beyond that and an auto sales lot is located further west. Uses across Stagecoach Road to the south are primarily residential, although some of the properties are zoned C-3. The R-2 zoned properties to the north are occupied by 1 or 2 single family homes, a wrecking company equipment yard or are undeveloped. The Crystal Valley District Land Use Plan recommends Commercial for properties on the north side of Stagecoach Road, between I-430 and Crystal Valley Road. The depth of commercial uses is limited to approximately 300 feet from Fa February 19,J 998 ITEM NO.: 2 Cont. FILE NO.: Z--6440 Stagecoach Road. The Plan recommends Single Family beyond that. The biggest portion of the subject properties falls within the area designated Commercial by the Plan. The western tract, 8306 Stagecoach, is just over 1,000 feet deep. The Land Use Plan does not support extending commercial use that far off of Stagecoach. The zoning pattern established by the C-4 property to the west and the C-3 zoned property at Crystal Valley is consistent with the Plan. Staff believes it is important to keep commercial uses to the area recommended by the Plan. Staff questions whether it is even viable to consider a commercial use for the long, narrow portion of the western tract which extends farther to the north. Staff does support C-3 for that portion of the 3 tracts which lies within 300± feet of Stagecoach Road. Such zoning is in conformance with the adopted Land Use Plan and is compatible with established uses and zoning in the immediate vicinity. Insomuch as no specific use is proposed for the tracts, other than the gift/florist shop on the center tract, staff does not believe there is any justification to extend the commercial zoning beyond that area recommended by the plan. STAFF RECOMMENDATION Staff recommends approval of the requested C-3 zoning for the eastern 2 tracts, 8212, 8214, 8300 Stagecoach Road. Staff recommends approval of C-3 zoning for only the southern 300 feet of the western tract, 8306 Stagecoach Road. PLANNING COMMISSION ACTION: (FEBRUARY 19, 1998) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of denial as filed. Staff also informed the Commission that the applicant did not want to dedicate the required right-of-way for Stagecoach Road. Oley Rooker, the applicant, addressed the Commission in support of his request. He described the commercial uses in the area and stated that the Arkansas Highway Department had already acquired the right-of-way for the widening of Stagecoach Road. Mr. Rooker stated that a dentist was considering locating an office directly to the west of his property. Mr. Rooker discussed past city zoning actions in the area and concluded by stating that he had no respect for City Planning. He noted several nonconforming uses in the area and questioned why those properties weren't zoned at 3 February 19,,1998 ITEM NO.: 2 (Cont. FILE NO.: Z-& the time they were annexed by the City. Mr. Rooker concluded by stating he felt it would be unfair not to give him the zoning as requested. Commissioner Downing made a motion to approve the rezoning request as recommended by staff. Deputy City Attorney Stephen Giles stated that the applicant had not amended the application and it must be voted on as submitted by the applicant. Commissioner Hawn made a motion to approve the request, as filed. The motion was seconded. In response to a question from Commissioner Adcock, staff explained why they could not support commercial zoning for the full depth of the western tract. In response to a question from Commissioner Adcock, staff explained that the nonconforming industrial use located to the north-east of Mr. Rooker's property was outside of the area recommended by the Plan for commercial zoning. There was then a discussion of amending the application and of the procedure required to appeal to the Board of Directors. Chairman Lichty outlined the options to Mr. Rooker; request a vote on the application as filed or amend the application and request a vote on an amended application. Mr. Rooker stated that he wanted a vote on the item as filed. In response to a question from Commissioner Adcock, staff stated that the last comprehensive review of the Land Use Plan in the area was 10 years ago. She suggested that the Plan be reviewed again. The question was called to vote on the item as filed. During the ensuing discussion, the applicant again stated that he wanted a vote on the item as filed. A vote was taken on the item as filed. The vote was 0 ayes, 10 noes, 0 absent and 1 abstaining (Adcock). 4