HomeMy WebLinkAboutZ-4052 Staff AnalysisJuly 26, 1983
Item No. 7 - Z-4052
Owner:
R.T., R.K. and Z.R Boteler
Applicant:
John Seawright
Location:
Southeast Corner 12th & Spring Streets
Request:
Rezone from "HR" High Density
Residential to "GB" General Business
Conformity with Prior Use
Purpose:
Size:
34,500 sq. ft. ±
Existing Use:
Vacant Commercial (Fire)
SURROUNDING
LAND USE
AND ZONING:
North
South
- Vacant,
- Vacant,
Zoned "GB"
Zoned "M" Residential (CZD)
East
- Single
Family and Industrial, Zoned "HR"
West
- Industrial, Zoned "GB"
PLANNING CONSIDERATIONS:
No adverse comments have been received from any reviewing agency
concerning this request. The Executive Committee of the Mansion
Area Advisory Committee (CZD) has recommended deferral of this
application. The reason is to allow time for the City to prepare
the new zoning regulations under the Downtown Plan which will
cover this area. The Committee did not object to the propose use
of the property for a plant leasing operation but was afraid of
the long-term implications of "GB" zoning, which is the least
restrictive district within the Central Little Rock Zoning
Ordinance.
The Ordinance requires that an owner have at least a half -block
area which is contiguous with the district being requested in
order to file an application for rezoning. Staff is concerned
about the zoning request because of the desire to maintain
residential areas downtown. This is part of a three -block
residentially zoned area between two "GBI areas, and it is
adjacent to the Mansion District's residential area. Staff
expects that the area can be redeveloped with residential uses.
STAFF RECOMMENDATION:
Staff recommends denial.
July 26, 1983
Item No. 7 - Continued
COMMISSION ACTION:
a Planned Unit Development request, and there did not seem to be
any middle ground. Finally, after much discussion, the Planning
Commission moved to approve the application as filed. The motion
failed - 0 ayes, 8 noes, 1 absent and 2 abstentions, and the
matter was declared to have been denied.
July 26, 1983
Item No. 7 - Continued
COMMISSION ACTION:
The applicant was present, and there, were several objectors. The
applicant made a brief presentation of his proposed site plan
indicting the renovation proposed for the property and discussed
with the Planning Commission the operation of his company which
is known as Tropical Galleries. He stated that -the company
operates plant leasing businesses in five states and that the
proposal would substantially improve the appearance of the
present fire -damaged structure. He stated that the property now
has on it two buildings, one of which was severely damaged by
fire and a second which was a warehouse structure which was in
his view damaged only on the inside by the fire that occurred.
He stated that the building that fronts on 12th Street would be
removed entirely, and the area cleaned up and landscaped and used
for customer parking. The warehouse building which fronts on
Spring Street is'being proposed for renovation and use as the
main building for the business. He said that they planned to add
a small office with the structure on the north side of that
building near where the parking area would be. He stated that
the property was zoned commercial as early as 1939 and that it
had been changed from commercial to residential in 1971 under the
Urban Renewal Plan. He stated that Barq's had operated on the
site between 1939 and 1981. Joseph Kaufman, who owns the
property at the southwest corner of 12th and Center Streets which
is now occupied by the company, stated that it would be possible
to add his property to the request and that he was in favor of
the application as filed. In addition, Rene Dennison who works
for Tropical Galleries stated that he is a restoration carpenter
and discussed briefly with the Planning Commission the proposal
for renovation of the site.
Chris Mercer, attorney for St. Paul AME Zion Church, speaking for
the Board of Trustees stated that the church had owned its site
which is on the corner of 12th and Spring Streets for about 97
years. He stated that Barq's had only built its warehouse
structure approximately 20 years ago. Mrs. Irene Childs,
Chairman of the Board of Trustees of the church spoke in
opposition to the rezoning and Silas Ray, pastor of the church,
introduced 12 members of the congregation who were at the meeting
and spoke in opposition to the request.
Ron Newman, Capitol Zoning District Administrator, reported that
the Mansion Area Advisory Committee for the Capitol Zoning
District was unanimously opposed to the rezoning as requested.
The Planning Commission discussed with the applicant and some of
the opponents the possibility of converting this application to