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HomeMy WebLinkAboutZ-3954-A Staff Analysis44 January 31, 1984 Item No. 15 - Z -3954-A Owner: Applicant: Location: Request: Purpose: Size: R. E. Jones City of Little Rock West 65th at Wakefield Drive Southwest Corner Rezone from "I-2" to "C-4" Open Display Motorcycle Dealership 22,500 square feet + Existing Use: Service Station .qiTRR0FTmnTNG T,AND TISE AND ZONING: North - Industrial, Zoned "I-2" South - Vacant, Zoned "C-3" East - Industrial, Zoned "C-3" West - Commercial, Zoned "C-3" STAFF ANALYSIS: This down zoning, initiated by the City of Little Rock, is the result of an appeal of a Planning Commission zoning denial on the tract directly to the south (Z-4112 from "C-3" to'"I-2"). The request was opposed by the staff and the residents of the Wakefield neighborhood. The Board of Directors at its public hearing on the appeal suggested that "C-4" zoning on both tracts would be more desirable and still allow the applicant to develop the property for a motorcycle dealership. The Ordinance was left on the first reading to allow the Planning Commission time to review and act on this suggestion. The site is occupied by a service station with some storage of vehicles. One primary concern of the neighborhood has been this existing use and what happens to it if the "C-3" tract zoning is changed. The applicant has stated he does not plan to occupy the property for four or five years. The neighborhood is concerned that the service station and its use will move closer to the residential area if the southern tract is rezoned from "C-3." It is the staff's impression that the neighborhood is in support of the down zoning to "C-4" but would like to see the "C-3" tract remain as such. They view the "C-3" parcel as protecting them from any undesirable uses located on West 65th Street, which is a valid argument. They have also expressed some reservations about the proposed use, the motorcycle dealership. N January 31, 1984 Item No. 15 - Continued The owner's attorney has indicated that they are in agreement with the down zoning to "C-4" only if the "C-3" tract is rezoned to "C-4" to permit the dealership. They want the zoning changes to be considered as a total package only and not separate. The resolution of the "C-3" tract appears to be the overriding issue. (The "I-2" Rezoning Ordinance can be amended to "C-4" at the Board of Directors level.) Staff supports the down zoning to "C-4." At Wakefield Drive, the industrial zoning should be located north of West 65th Street to protect the entrance to the subdivision. The location would be ideal for a neighborhood commercial center. Staff can support 11C-4" reclassification on the "C-3" tract if the two tracts are combined and are used for the motorcycle dealership. This will provide the dealership West 65th frontage and allow an adequate planted buffer strip on the south. A separate "C-4" tract on Wakefield Drive is not appropriate. There are some concerns with the motorcycle dealership and its potential impacts on the residential neighborhood. STAFF RECOMMENDATION: Staff recommends approval of the down zoning from "I-2" to " C- 4. " PLANNING COMMISSION ACTION: The owner of the property in question was represented by William Crow, Attorney. There were no objectors present. Both Mr. Crow and the staff explained to the Commission how the down zoning of this tract came about. Mr. Crow stated that the owner, Mr. E. Jones, had agreed to the down zoning if the "C-3" tract and the 11I-2" parcel were considered as a package and a "C-4" reclassification is approved for both tracts. The Commission was informed that the neighborhood is still opposed to the "C-3" property being rezoned. After a lengthy discussion, a motion was made to recommend approval of the down zoning request as filed. The motion passed by a vote of 11 ayes, 0 noes and 0 absent. January 31, 1984 Item No. 15 - Z -3954-A Owner: Applicant: Location: Request: Purpose: Size: Existing Use: R. E. Jones City of Little Rock West 65th at Wakefield Drive Southwest Corner Rezone from "I-2" to "C-4" Open Display Motorcycle Dealership 22,500 square feet + Service Station SURROUNDING LAND USE AND ZONING: North - Industrial, Zoned "I-2" South - Vacant, Zoned "C-3" East - Industrial, Zoned "C-3" West - Commercial, Zoned 11C-3" STAFF ANALYSIS: This down zoning, initiated by the City of Little Rock, is the result of an appeal of a Planning Commission zoning denial on the tract directly to the south (Z-4112 from "C-3" to "I-2"). The request was opposed by the staff and the residents of the Wakefield neighborhood. The Board of Directors at its public hearing on the appeal suggested that "C-4" zoning on both tracts would be more desirable and still allow the applicant to develop the property for a motorcycle dealership. The Ordinance was left on the first reading to allow the Planning Commission time to review and act on this suggestion. The site is occupied by a service station with some storage of vehicles. One primary concern of the neighborhood has been this existing use and what happens to it if the "C-3" tract zoning is changed. The applicant has stated he does not plan to occupy the property for four or five years. The neighborhood is concerned that the service station and its use will move closer to the residential area if the southern tract is rezoned from "C-3." It is the staff's impression that the neighborhood is in support of the down zoning to "C-4" but would like to see the 11C-3" tract remain as such. They view the "C-3" parcel as protecting them from any undesirable uses located on West 65th Street, which is a valid argument. They have also expressed some reservations about the proposed use, the motorcycle dealership. January 31, 1984 Item No. 15 - Continued The owner°s attorney has indicated that they are in agreement with the down zoning to "C--4" only if the "C-3" tract is rezoned to "C--4" to permit the dealership. They want the zoning changes to be considered as a total package only and not separate. The resolution of the "C-3" tract appears to be the overriding issue. (The "I-2" Rezoning Ordinance can be amended to "C-4" at the Board of Directors level.) Staff supports the down zoning to "C-4." At Wakefield Drive, the industrial zoning should be located north of West 55th Street to protect the entrance to the subdivision. The location would be ideal for a neighborhood commercial center. Staff can support "C-4" reclassification on the "C-3" tract if the two tracts are combined and are used for the motorcycle dealership. This will provide the dealership West 55th frontage and allow an adequate planted buffer strip on the south. A separate "C-411 tract on Wakefield Drive is not appropriate. There are some concerns with the motorcycle dealership and its potential impacts on the residential neighborhood. STAFF RECOMMENDATION: Staff recommends approval of the down zoning from "I-2" to "C-4." PLANNING COMMISSION ACTION: The owner of the property in question was represented by William Crow, Attorney. There were no objectors present. Both Mr. Crow and the staff explained to the Commission how the down zoning of this tract came about. Mr. Crow stated that the owner, Mr. E. Jones, had agreed to the down zoning if the "C-3" tract and the "I-2" parcel were considered as a package and a "C-4" reclassification is approved for both tracts. The Commission was informed that the neighborhood is still opposed to the "C-3" property being rezoned. After a lengthy discussion, a motion was made to recommend approval of the down zoning request as filed. The motion passed by a vote of 11 ayes, 0 noes and 0 absent.