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HomeMy WebLinkAboutZ-7780 Staff AnalysisMarch 17, 2005 ITEM NO.: G FILE NO.: Z-7780 Owner: Cynthia Daniels Applicant: Cynthia Daniels Location: 23400 Hugh Taylor Road (at Lawson Road) Area: 35.83 Acres Request: Rezone from R-2 to 1-1 Purpose: Future light industrial development Existing Use: Single family residence and horse farm operation SURROUNDING LAND USE AND ZONING North — Undeveloped property; zoned R-2 South — Undeveloped property; zoned 0-2 East — Mining operations and mixed industrial uses (along north side of Lawson Road); zoned 1-3 and M West — Undeveloped property; zoned R-2 A. PUBLIC WORKS COMMENTS: 1. Lawson Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. The proposed land use would classify Hugh Taylor Road on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. The proposed Master Street Plan west belt arterial crosses the southern portion of this property. The proposed 110' right-of-way extended north from the existing centerline of Lawson Road across the floodplain of McHenry Creek, then turns to the northwest and runs parallel to the floodplain. Show the proposed right-of-way and legal description on the site plan. March 17, 2005 ITEM NO.: G Cont. FILE NO.: Z-7780 B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified, and the SWLR United for Progress Neighborhood Association were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Light Industrial for this property. The applicant has applied for a change from R-2 (Single Family District) to 1-1 (Industrial Park District) for industrial operations. The request does not require a change to the Land Use Plan. Master Street Plan: Hugh Taylor Road is shown as a Local Road on the Master Street Plan nearby Lawson Road is shown as a Minor Arterial on the Master Street Plan. The proposed West Loop, a Principal Arterial, is located just west of the application. The purpose of a Principal Arterial to serve through traffic and to connect major traffic generators or activity centers within urbanized areas and the purpose of a Minor Arterial is to provide connections to and through an urban area. The primary function of a Local Street is to provide access to adjacent properties. Hugh Taylor Road will require dedication of right-of-way and street improvements and dedication of right-of-way for the West Loop may be required. A Class I bikeway is shown west of Hugh Taylor Road partially paralleling the north side of McHenry Creek from Lawson Road to Colonel Glenn Road. A Class I Bikeway is built separate from or alongside a road. Additional right of way may be required. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. 2 March 17, 2005 ITEM NO.: G Cont. FILE NO.: Z-7780 E. STAFF ANALYSIS: Cynthia Daniels, owner of the 35.83 Acre property at 23400 Hugh Taylor Road, is requesting to rezone the property from "R-2" Single Family District to "1-1" Industrial Park District. The property is located at the northwest corner of Hugh Taylor Road and Lawson Road. The rezoning is proposed for future development of the property. The property is currently occupied by a single-family structure and barn structure located near the center of the property. The majority of the property is pastureland, as a horse farm (Daniels Horse Center, Inc.) is located on the property. There is a creek and pond along the west property line, with portions of the property being wooded. The overall property has varying degrees of slope. The general area contains a mixture of uses and zoning. Undeveloped R-2 zoned property is located to the north and west. A mining operation and a mixture of industrial uses are located to the east, along the north side of Lawson Road. Undeveloped 0-2 property is located to the south and southwest. 1-2 zoned property is located to the south across Lawson Road. The City's Future Land Use Plan designates this property as Light Industrial. The requested zoning change to 1-1 does not require a change to the Land Use Plan. Staff is supportive of the requested 1-1 zoning. Staff feels that the request is reasonable. As noted previously, a large mining operation and mixed industrial uses are located to the east, with undeveloped property north, west and south. Staff feels that the requested 1-1 zoning, with future industrial park development will be compatible with the general area. The 1-1 Industrial Park District is a site plan review district. Any future development of the site will require Planning Commission approval of a site development plan. Issues related to excavation/grading, property slopes, flood plain, storm water detention and street construction will be addressed in detail at the time of site plan review. Staff believes the proposed rezoning will have no adverse impact on the general area. The future West Loop as designated by the Master Street Plan crosses the southwest portion of this property. In addition to Lawson Road and Hugh Taylor Road right-of-way dedication, a dedication deed for this portion of the West Loop must be submitted to staff prior to Board of Directors' action. M March 17, 2005 ITEM NO.: G (Cont.) F. STAFF RECOMMENDATIO FILE NO.: Z-7780 Staff recommends approval of the requested 1-1 rezoning. PLANNING COMMISSION ACTION: (FEBRUARY 3, 2005) Staff informed the Commission that the application needed to be deferred to the March 17, 2005 Agenda due to the fact that the applicant failed to complete the notifications to surrounding property owners as required by the Commission. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the March 17, 2005 Agenda. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. The application was deferred. PLANNING COMMISSION ACTION: (MARCH 17, 2005) Staff informed the Commission that the applicant requested this application be withdrawn. Staff supported the withdrawal request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for withdrawal. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. The application was withdrawn. 0