Loading...
HomeMy WebLinkAboutZ-6535 Staff AnalysisAugust 6, 1998 ITEM No.• 4H FILE NO.. Z-6535 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Hal Matthews R. S. McFarlane 10305 Arch Street Pike Northeast corner of Arch Street Pike and Dixon Road Rezone from Unclassified to C-3 Development of a commercial shopping center 4.46 acres Vacant tract, currently being cleared SURROUNDING LAND USE AND ZONING North - Single Family; not zoned South - Hardware/Lumber Store, L. R. Police Academy; L. R. Sanitary Landfill; not zoned East - Undeveloped, wooded; not zoned West - Mining Company, Industrial Plant; not zoned PUBLIC WORKS COMMENTS 1. Arch Street Pike is designated as a principal arterial by the Master Street Plan. A dedication of 55 feet of right-of-way from centerline is required. 2. Ironton Cut -Off is designated as a collector by the Master Street Plan. A dedication of 30 feet of right-of- way from centerline is required. 3. Dixon Road is designated as a collector by the Master Street Plan. A dedication of 30 feet of right-of-way from centerline is required. 4. Old Castle Drive requires right-of-way dedication to Minor Commercial standards. A dedication of right-of-way of 30 feet from centerline is required. If a no access easement is platted on the Old Castle Drive frontage, no additional right-of-way dedication or improvements will be required. 5.A 20 foot radial dedication of right-of-way is required at the Arch Street Pike/Ironton Cut-Off/Dixon Road intersection. 6. Provide design of all streets conforming to Master Street Plan Standards. Construct one-half street improvements to these streets including sidewalks, with development. August 6, 1998 ITEM No.: 4B (Cont.) FILE NO.: 2-6535 PUBLIC TRANSPORTATION ELEMENT The site is not on a CATA bus route. NEIGHBORHOOD ASSOCIATION NOTIFICATION The property is outside of the Little Rock city limits. There is no neighborhood association within the vicinity of the site. A notice was sent to a representative of the England Acres Subdivision located north of the site. LAND USE ELEMENT The site is located in the Arch Street Planning District. The adopted plan currently recommends Single Family for the property. A proposed land use amendment to change the designation of this site from Single Family to Commercial is item no. 13 on this agenda (LU98-23-01). Staff is supportive of the requested change to establish commercial at this intersection of a principal arterial (Arch Street Pike) and two collectors (Dixon Road and Ironton Cut-off). STAFF ANALYSIS The request before the Commission is to zone this unclassified, 4.46± acre tract to C-3 General Commercial. The site is currently undeveloped. A small commercial retail development is proposed for the site. This zoning request is associated with two other items on this agenda; item no. 4A, a resolution of intent to zone the property and item no. 13, a proposed Land Use Plan Amendment. The property is located approximately 1/2 mile outside of the city limits but is within the City's Planning Jurisdiction. It is located within an area of the Planning Jurisdiction which the City has not zoned. Recently, an application was made to the Board of Directors requesting permission to permit the owner of the proposed commercial development to tie -on to an existing 3 inch sewer force main. The small force main was extended many years ago, prior to the implementation of the City's current policy not to extend sewer service outside the city limits without approval of the Board of Directors. On June 2, 1998, the Board passed Resolution No. 10,291 authorizing the requested sewer tie -on. The resolution expressed the City's intent to exercise zoning jurisdiction over the area and stated that the owner would have to comply with zoning regulations. By motion, the Board directed the City Planning Staff to develop an extraterritorial zoning plan for the area. The resolution of intent to zone, land use 2 August 6, 1998 ITEM NO.: 4B (Cont.) _ FILE NO.: Z-6535 plan amendment and zoning application on this agenda are the result of that directive. Staff is supportive of the proposed Plan amendment and zoning request. The site is located at the northeast corner of the three-way intersection of a principal arterial (Arch Street Pike) and two collector streets (Ironton Cut -Off and Dixon Road). Uses on the other corners are a large industrial plant, a retail development and grocery store, a hardware/lumber store and the slab remaining from a convenience store which was destroyed by the March 1997 tornado. The Little Rock Police Academy, Little Rock Sanitary Landfill and a Pulaski County Sheriff's Department Substation are also located south of the site. A single family residential subdivision is adjacent to the north, however no single family homes directly abut the site. The proposed commercial development is compatible with uses in the area. Staff has received information that the proposed development may include more than one commercial building. A multiple building development requires subdivision site plan review by the Planning Commission. This property is within the City's Subdivision jurisdiction and even if it were not zoned, a multiple building site plan review would be required. STAFF RECOMMENDATION Staff recommends approval of the requested C-3 zoning. PLANNING COMMISSION ACTION: (AUGUST 6, 1998) The applicant, Bob McFarland, was present. There were two objectors in attendance, representing the England Acres Neighborhood Association, and both indicated that they were opposed to the C-3 rezoning request. They said the rezoning would impact the subdivision and devalue property values. There was some discussion about protecting the neighborhood and establishing an open space buffer adjacent to Old Castle Dr. The applicant said that proposed building has a setback of 75 feet from Old Castle Dr. It was then suggested that the 75 foot area could be left as an undisturbed buffer. Bob McFarland spoke and made some comments about the commercial rezoning. Mr. McFarland then amended the request to include a 75 foot OS area adjacent to Old Castle Dr. A motion was made to recommend approval of C-3 and the 75 foot OS area, as amended. The motion passed by a vote of 6 3 August 6, 1998 ITEM No.: 4NO.: Z--6535 ayes, 2 nays and 3 absent. (See the land use plan amendment minute record for additional information.) August 6, 1998 ITEM NO.: 4A Name: Resolution Expressing Intent to zone in the Planning Area Location: Northeast corner of Arch Street Pike and Dixon Road (4.46 acres) STAFF REPORT: The property in question, 4.46 acres, is located approximately 1/2 mile south of the city limits, but within the City's planning jurisdiction. This is an area of the planning jurisdiction which the city has not zoned and is only exercising subdivision controls. Recently, an application was made to the Board of Directors requesting permission to permit the owner of the property to tie -on to an existing 3 inch sewer force main. (The proposed use of the site is a commercial development.) The small force main was extended many years ago, prior to the implementation of the City's current policy not to extend sewer service outside the city limits without approval of the Board of Directors. On June 2, 1998, the Board passed Resolution No. 10,291 authorizing the requested sewer tie -on. The resolution expressed the City's intent to exercise zoning jurisdiction over the -area and stated that the owner would have to comply with zoning regulations. By motion, the Board directed the City Planning Staff to develop an extraterritorial zoning plan for the area and zone the property. Acting on the proposed resolution is the first step in the process to extend zoning to northeast corner of Dixon Road and Arch Street Pike. STAFF RECOMMENDATION: Staff recommends approval of the resolution to extend zoning to the property located at northeast corner of Arch Street Pike and Dixon Road. PLANNING COMMISSION ACTION: (AUGUST 6, 1998) The resolution was presented by the staff. There were two objectors in attendance and they voiced opposition to the proposed commercial development for the site. There was a brief discussion about the item. (See associated land use plan amendment for additional information and detailed minute record.) A motion was made to adopt the resolution. The motion was approved by a vote of 8 ayes, 0 nays and 3 absent. August 6, 1998 ITEM NO.: 13 FILE NO.: LU98-23-01 Name: Land Use Plan Amendment - Arch Street Planning District Location: Intersection of Arch Street and Dixon Road Request: Single Family and Park/Open Space to Commercial and Single Family to Commercial Source: Staff PROPOSAL / REQUEST: Land Use Plan amendment in the Arch Street Planning District from Single Family to Commercial on the east side of Arch Street Pike from Old Castle Drive to Dixon Road, Single Family to Park Open Space for a 50' buffer on the east and north side of the _ previously mentioned commercial area, Park Open Space to Commercial on the east side of Arch Street Pike from Dixon Road south to the gravel drive, Single Family to Commercial on the west side of Arch Street Pike from the intersection of Old Castle south to the Commercial classification at the intersection of Vinson and Arch Street Pike. CURRENT LAND USE AND ZONING: Current Land Use shows Single Family in the England Acres subdivision east of Arch Street Pike and north of Dixon Road. To the west, across Arch Street Pike, is a large tract of Industrial that extends south. A node of -Commercial is located on either side of Vinson Road at the intersection of Arch Street Pike. Single Family is to the west of the Commercial and Industrial and extends between the two. On the east side of Arch Street Pike is Park/Open Space. Single Family is north of Dixon Road and Mining is to the south. There is no zoning in this area. RECENT AMENDMENTS: There has not been any recent amendment in this area. This area was last reviewed in the Arch Street Plan of 1988 and again in the Little Rock General Plan of 1989. MASTER STREET PLAN: Arch Street Pike is shown as a Principal Arterial on the Master Street Plan and is currently built to a two-lane section with left turn lanes at the intersection of Dixon Road. Dixon Road is shown as a Collector from Arch Street Pike to the proposed east extension of Baseline Road. Ironton Cutoff is shown as a collector. Both Dixon and Ironton Cutoff are two lane roads with open ditches. August 6, 1998 ITEM NO.: 13 Cont. FILE NO.: xU98-23-01 BACKGROUND: A logical place to have Commercial is at the intersection of a Principal Arterial and two collectors as it is at the intersection of minor and principal arterials. At the intersection of Arch Street Pike, Dixon and Ironton Cutoff there is a history of commercial uses. It is logical to place a node of Commercial to recognize the three corners. At Vinson and Arch Street Pike, it is the intent to acknowledge the existing uses by extending the commercial node northerly to recognize the auto repair, grocery, food service, and other uses. NEIGHBORHOOD COMMENTS: Staff records do not indicate any active neighborhood organizations in this area. Two comments have been received to date: One of a neutral nature and one affected property owner in support of the amendment. STAFF RECOMMENDATIONS: Staff believes the changes are appropriate to acknowledge the existing pattern of the area. PLANNING COMMISSION ACTION: (AUGUST 6, 1998) Brian Minyard of Staff presented the item. Commissioner Muse asked what was contained in the lower hatched area. Mr. Minyard answered that it was a pizza place, grocery store, sheriff's patrol division office, and auto repair shop. The applicant, Bob McFarland, who is representing the owner, made a statement. He stated that when the subdivision was built in 1973 or 1974, this corner was labeled at that time to be commercial. They propose to put in a strip shopping center with three buildings with multiple occupants. Mr. Ananias Alexander, the President of England Acres, spoke in opposition to the amendment. He produced a map of England Acres and had questions as to where the development actually lies. Discussion followed. The gentlemen from England Acres, Tony Bozynski and the applicant adjourned to the hallway to discuss in detail aspects of the map. Upon returning, Mr. Boyznski, of Staff, clarified the discussion and stated that the concerns about the layout of the land were resolved and issues about sewer were discussed. Mr. Bozynski stated that the subdivision is opposed to the commercial development of the four and one-half acres. E August 6, 1998 ITEM NO.: 13 (Cont. FILE NO.: LU98-23-01 Mr. Alexander restated that the neighborhood is still opposed to the development. Commissioner Muse asked for a clarification on the extension of Ironton Cutoff. Mr. Minyard and Mr. McFarland explained that it was a right of way line and that the road was not actually there. Commissioner Hawn spoke of concerns about putting commercial that close to a neighborhood. Mr. Lawson explained some of the history of the site. Commissioner Hawn spoke of other options other than commercial. Commissioner Adcock asked about access. Mr. McFarland answered that access would be off of Arch Street and Dixon Road only, not off of Old Castle. He further stated that he had planned a 75, buffer adjacent to Old Castle Drive. Mr. McFarland offered to bring in a site plan for review by the staff. Commissioner Hawn stated that an option would be to zone the 75, buffer Open Space instead of C-3 and that would insure the 75' of buffer. Chairman Lichty explained the concept of the buffer to Mr. Alexander. Chairman Lichty noted that Item 13 has been amended to include a 75, Park/Open Space buffer adjacent to Old Castle Drive. A motion was made by Commissioner Hawn to approve the item as amended to include the PK/OS and opaque fence along Old Castle Drive and the motion was seconded. Motion was approved with a vote of 6 ayes, 2 nays and 3 absent. 3