Loading...
HomeMy WebLinkAboutZ-6894 Staff AnalysisAugust' 17, '2000 ITEM NO.: 5 Owner: Appscant: Location: Request: Purpose: Size: Existing Use: FILE NO.: Z-6894 Purtell Marketing Company Charles A. Johnson, Jr. 4811, 4815 and 4817 Stagecoach Road Rezone from R-2 Single Family to C-3 General Commercial. Speculative commercial 3 lots totaling 2.46± acres 3 single family homes, wooded SURROUNDING LAND USE AND ZONING North - Single Family; zoned R-2 South - Nonconforming commercial site and Single Family; zoned R-2 East - Undeveloped, wooded; zoned R-2 West - Farmers Association Supply store; zoned C-4 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 is required. With Building Permit 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention ordinance applies to this property. 5. Grading permit will be required on this development, if it disturbs more than one acre. 6. A Grading Permit for Special Flood Hazard Area per Sec. 29-186(b) will be required. 7. A Development Permit for Flood Hazard Area per Sec. 8- 283 will be required. August' 17, "2000 ITEM NO.: 5 (Cont.) PUBLIC TRANSPORTATION ELEMENT FILE NO.: Z-6894 The�site is not located on a CATA Bus Route. The nearest route.is located just east of the site, at Asher Avenue/Colonel Glenn Road. PUBLIC NOTIFICATION All owners of property located within 200 feet of the site, all residents within 300 feet and the Westwood, Pecan Lake, Stagecoach/Dodd and John Barrow Neighborhood Associations were notified of the rezoning request. LAND USE PLAN ELEMENT The site is located in the Boyle Park Planning District. The adopted Land Use Plan currently recommends SF (Single Family) for the site. A Land Use Plan Amendment has been filed asking that the Plan designation be changed to C (Commercial). See item no. 5.1 on this agenda, LU00-10-02. The property lies within the area covered by the Pecan Lake- Stagecoach/Dodd-Westwood Neighborhood Action Plan that was adopted on April 4, 2000. The Policy Plans of all three neighborhoods state their opposition to further commercial zoning along Stagecoach Road. STAFF ANALYSIS - The request before the Commission is to rezone three tracts, totaling 2.46± acres located at 4811, 4815 and 4817 Stagecoach Road from R-2 Single Family to C-3 General Commercial. One single family home is located on each of the tracts. The homes are located on the front of the tracts, within 150 feet of Stagecoach Road. The rear of the 2.46± acres is wooded. No specific development is proposed at this time. The applicant states the purpose of the rezoning as being "speculative commercial." The property is located on the east side of Stagecoach Road, approximately 400 feet south of the Asher Avenue -Colonel Glenn -Stagecoach intersection. Uses on the east side of Stagecoach Road, in this area, one primarily single family K August -17, 2000 ITEM NO.: 5 (Cont.) FILE NO.: Z-6894 residential. The property is bounded on the north and a portion of the south by R-2 zoned properties containing single family homes. The R-2 zoned property to the east is undeveloped. A nonconforming restaurant/bar is located on the R-2 zoned property fronting Stagecoach Road to the south. Uses across Stagecoach Road to the west are varied; ranging from a large church and single family homes on R-2 zoned property to a C-3 zoned second-hand store and a C-4 zoned feed store and farm supply business. The owner of the nonconforming restaurant/bar has also filed for C-3 zoning. That request has been deferred to allow for negotiations regarding right-of-way acquisition and will most likely be amended to a Planned Development application to accommodate this 50 year old, nonconforming use. The Boyle Park District Land Use Plan recommends single family for this site. A Land Use Plan Amendment has been filed asking that the Plan be amended to Commercial. Staff is not supportive of the rezoning request. Allowing C-3 General Commercial zoning will affect those single family properties abutting the site on the north, south and east. If this site were rezoned, it would be virtually impossible to avoid the commercial rezoning of the 3-4 tracts immediately north of the site, extending the commercial zoning to Asher Avenue and further "stripping out" Stagecoach Road. The Policy Plans of all three neighborhoods included in the recently adopted Pecan Lake- Stagecoach/Dodd-Westwood Neighborhood Action Plan clearly state their opposition to additional commercial zoning along Stagecoach Road: o Discourage conversion of R-2 zoned properties along Stagecoach Road (Pecan Lake). • Encourage non-residential developments to occupy the area north of David O'Dodd Road and west of Shackleford Road - allowing remaining areas to be reserved for low density residential uses (Pecan Lake). a Discourage and strongly oppose "spot -zoning" along Stagecoach Road (Stagecoach/Dodd). • Encourage new non-residential development west of Shackleford Road and north of David O'Dodd (Stagecoach/Dodd). • Commercial and office activities should remain on Asher Avenue (Westwood). 3 August• 17, '2000 ITEM NO.: 5 (Cont.) FILE NO.: Z-6894 • Object to any applications requesting the conversion of single family homes - except those on Asher Avenue (Westwood) . As was previously mentioned, the homes on these three tracts are located 130-150 feet away from Stagecoach Road. The front yards of each property are fairly tree -covered. There does not seem to be any problem with the continued viable use of these properties as single family. In staff's opinion, this speculative commercial rezoning is unwarranted and inappropriate. STAFF RECOMMENDATION Staff recommends denial of the C-3 rezoning request. PLANNING COMMISSION ACTION: (AUGUST 17, 2000) The applicant was present. There was one objector present. Letters of opposition had been received from the Westwood Neighborhood Association and Southwest Little Rock United for Progress. The applicant presented a letter requesting withdrawal of the item, without prejudice. A motion was made to waive the Commission's bylaws to accept the last minute request for withdrawal. The motion was approved by a vote of 8 ayes, 0 noes and 3 absent. A motion was then made to withdraw the item, without prejudice. That motion was also approved by a vote of 8 ayes, 0 noes and 3 absent. _ 4