Z-5592 Staff AnalysisAugust 25, 1992
ITEM NO.: 4 Z-5592
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Carson and Janet Harris
Carson Harris
1400-1408 West 14th
Rezone from R-4 to C-3
Commercial
0.48 acres
Vacant
SURROUNDING LAND USE AND ZONING
North - Single -Family, zoned R-4
South - Single -Family, zoned R-4
East - Office, zoned C-3
West - Vacant, zoned C-3
STAFF ANALYSIS
The three lots under consideration are zoned R-4 and the
request is to reclassify the site to C-3 for an unspecified
commercial use. The property, 1400-1408 West 14th, is
vacant and it is located between Pulaski and Martin Luther
King Drive.
Zoning in the neighborhood is R-4, 0-2, 0-3, C-1, C-3 and
PCD. The property abuts C-3 lots on the east and west
sides. A large percentage of the existing nonresidential
zoning found in the immediate vicinity was accomplished
through the High Street Urban Renewal project of the early
1970's. The C-3 at the intersections of West 14th, West
16th, and King Drive are examples of the Urban Renewal
effort. Land use is fairly mixed and includes single
family, multifamily, office, commercial and churches. There
are also some significant institutional uses in the
neighborhood, Arkansas Baptist College and a portion of the
Arkansas Children's Hospital campus. Throughout the area,
there are a number of undeveloped lots and vacant buildings.
The adopted plan, Central City, identifies the lots for
"mixed use" and recommends a PUD for the mixed use
designation. Based on the land use element of the plan, it
is apparent that some type of nonresidential
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August 25, 1992
. 4 Z-5592 (Cont.
reclassification is a reasonable option for the lots.
Because of this site's location and the adjacent zoning,
staff feels that a PCD is not necessary and suggest that
C-1 is more appropriate for 1400-1408 West 14th. It is
the staff's position that C-1 is more compatible with the
existing development pattern. In fact, it can be argued
that some of the C-3 in the area should be down zoned to
help protect the neighborhood from certain undesirable uses.
A PUD is probably needed for some properties within the
mixed use area because of their relationships to other uses,
however, the lots on West 14th do not fall into that
category.
ENGINEERING COMMENTS
There are none to be reported.
STAFF RECOMMENDATION
Staff recommends approval of C-1 and not C-3 as requested.
PLANNING COMMISSION ACTION: (AUGUST 25, 1992)
The applicant, Carson Harris, was present. There were no
objectors. Mr. Harris spoke briefly and amended the request
to C-1. A motion was made to recommend approval of C-1 as
amended. The motion passed by a vote of 11 ayes, 0 nays and
0 absent.
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