Z-5553 Staff AnalysisMay 19, 1992
ITEM NO.: D Z-5553
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Frances May and Joseph H. Red
Joseph H. Red
6608 Baseline Road
Rezone from R-2 to C-3
Retail Sales of Auto Parts
1.16 acres
Single -Family
SURROUNDING LAND USE AND ZONING
North - Single -Family, zoned R-2
South - Vacant, zoned R-2
East - Single -Family and Office, zoned R-2 and 0-3
West - Single -Family and Office, zoned R-2 and 0-3
STAFF ANALYSIS
The request before the Commission is to rezone 6608 Baseline Road
from R-2 to C-3 for the sale of auto parts. The property is
situated on the north side of Baseline Road, and approximately
one-half mile west of Geyer Springs Road. At this time, there is
one single family residence on the site; a second residential
unit was removed several years ago. The location in question has
a 164 feet of frontage on Baseline and a depth of 309 feet.
Zoning in the general area is R-2, R-5, 0-3, C-1 and C-3, with
the property abutting R-2 and 0-3. Over the last several years,
there has been no zoning activity in the immediate vicinity. The
most recent rezoning, R-2 to 0-3, was accomplished in 1985 and it
involved land to the east of Oman Road. Land use includes single
family, multifamily, office, commercial, churches and some school
facilities. Across Baseline Road, there is a large vacant tract
of land, 40 acres, and it is owned by the City of Little Rock.
The site is the future location of the "Southwest Community
Complex".
The plan for the neighborhood, Geyer Springs West, identifies
the southern one-half of the property for office use and the
remaining area as single family. Therefore, the proposed C-3
is in conflict with the adopted plan and staff does not
support the requested commercial reclassification. The Geyer
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May 19, 1992
ITEM NO.: D Z-5553 Cont.)
Springs West plan shows an office area along,the north side of
Baseline from the R-5 to just west of the C-3 at Verbena.
Staff feels that the recommended land use is the most
appropriate for the location and should be reinforced by
denying the C-3 rezoning. Approving a C-3 zoning for
6608 Baseline Road could lead to a strip commercial pattern
along Baseline, something the City tries to discourage, and
could have an adverse impact on the surrounding residential
properties. Over the years, the staff has not endorsed any
commercial zoning in the area, including a CUP for an auto
use on the C-3 at Verbena, and our position has not changed
with the current request. (The existing C-3 at the northwest
corner of Baseline and Verbena was accomplished in 1980 as a
conversion adjustment for an existing laboratory.)
ENGINEERING COMMENTS
There are none to be reported.
STAFF RECOMMENDATION
Staff recommends denial of the C-3 rezoning.
PLANNING COMMISSION ACTION: (APRIL 21, 1992).
The owners were represented by Marcelle Cherry. There were no
objectors in attendance. Ms. Cherry spoke and said there was a
buyer for the property, and the proposed use was retail sales of
auto parts. She went on to say that the new owner would
construct a new building, approximately 8,100 square feet, and
conform to all the necessary city codes. Ms. Cherry said that
the new development would be good for the area.
There was a long discussion about the request. Marcelle Cherry
responded to comments made by several commissioners, and said
there was very little difference between a commercial use and an
office.
After some additional remarks, a motion was made to recommend
approval of C-3. The vote was 5 ayes, 4 nays and 2 absent. The
item was deferred until the May 19, 1992 meeting because of
failing to receive six positive or negative votes.
PLANNING COMMISSION ACTION:
(MAY 19, 1992)
The applicant was present. There were no objectors in
attendance. Prier to the applicant's presentation, there was a
long discussion by the Commission about various issues, including
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May 19, 1992
ITEM NO.: D Z-5553 (Cont.
staff's recommendations for two items on this agenda.
Commissioner Bill Putnam expressed some concerns with staff's
position and being consistent on zoning cases in the same area.
Staff responded to Commissioner Putnam's observations and
comments were offered by several other commissioners.
Ms. Frances Red, one of the owners, spoke and described the area.
Ms. Red said the proposed use would be a well-done development.
Marcelle Cherry spoke in favor of the rezoning and said the new
building would be 72 X 116 in size. Ms. Cherry then presented
some information in support of the C-3 request. She went on to
say that most of the issues were covered in the previous meeting,
and said the project was only lacking the zoning approval to
complete the deal.
Ruth Bell, representing the League of Women Voters, discussed
land use plans and their involvement in the zoning process.
Ms. Bell said there was no real reason to justify the proposed
reclassification and it would establish a spot zoning. Ms. Bell
made some additional comments about the request and the need to
reach a balance.
The question was called and the Commission voted on the C-3
request. The vote was 5 ayes, 5 nays and 1 absent. Because
the item failed to receive a majority vote (a second time), the
rezoning request will be forwarded to the Board of Directors
with a denial recommendation.
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