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HomeMy WebLinkAboutZ-4315-A Staff AnalysisApril 13, 2000 ITEM NO.: 2 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: FILE NO.: Z-4315-A Mildred Calvin Mildred Calvin 1700 East Capitol Avenue Rezone from I-2 to C-3 Continue. to utilize existing building as bar and grill/private club. .34 acres Bar and grill SURROUNDING LAND USE AND ZONING North - Vacant lots and boarded residence; zoned R-4 South - Vacant lot and boarded residence; zoned C-3 and R-4 East - Single Family, zoned R-4 West - Vacant lots; zoned I-3 PUBLIC WORKS COMMENTS 1.A 20 foot radial dedication of right-of-way is required at the corner of Bond and Capitol. With Building Permit 2. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5-foot sidewalks with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4.Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 5. Prepare a letter of pending development addressing streetlights are required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. April 13, 2000 ITEM NO.: 2 (Cont.) FILE NO.: Z-4315-A PUBLIC TRANSPORTATION ELEMENT A CATA bus route is located at East 6t' and Bond Streets, one block south of this site. PUBLIC NOTIFICATION t- All owners of property located within 200 feet of the site, all residents within 300 feet and the East End Civic League, East Little Rock and Hanger Hill Neighborhood Associations were notified of the rezoning request. LAND USE PLAN ELEMENT The site is located in the East Little Rock Planning District. The adopted Plan recommends commercial for the tract. The C-3 zoning request conforms to the Plan. The property is located in an area which is not covered by a neighborhood action plan. No action plan is proposed for the near future. Development of the Clinton Presidential Library Park several blocks west of the site may drive a neighborhood action plan at some point. STAFF ANALYSIS The request before the Commission is to rezone this .34 acre tract from I-2 Light Industrial to C-3 General Commercial. The property is occupied by a parking lot and a one-story building housing a bar and grill. The bar is a nonconforming use. A prospective buyer of the site wishes to have the property rezoned to eliminate the hazards of nonconformity. C-3 is the appropriate zoning for the use. The property is located at the northeast corner of Bond and East Capitol. The surrounding neighborhood is characterized by vacant lots and boarded residential structures although there are a few occupied homes scattered in the immediate vicinity. Vacant lots and a boarded residence are adjacent to the north. A vacant C-3 zoned lot and a boarded residence are located to the south, across East Capitol Avenue. Vacant I-3 and I-2 zoned lots are located across Bond Street, to the west. Two single family homes are adjacent to the east. A large area of industrial properties 2 April 13, 2000 ITEM NO.: 2 (Cont.) FILE NO.: Z-4315-A and uses extends westward to I-30. This property is located on Bond Street which serves as the dividing line between the industrial uses and the primarily residential zoned Properties extending to the east. Eliminating this industrial zoning on the east side of Bond Street and bringing the zoning into conformance with the Land Use Plan is appropriate. The site is bordered with a 6 foot tall privacy fence on the north and east, separating the property from the adjacent residential properties. No changes are proposed for the site in the immediate future although a later expansion is a possibility. STAFF RE COAMENDAT I ON Staff recommends approval of the requested C-3 zoning. PLANNING COMMISSION ACTION: (APRIL 13, 2000) The applicant, Mildred Calvin, was present. There were three objectors present. Staff presented the item and a recommendation of approval. Ms. Calvin stated that she would reserve her comments until after the objectors spoke. Ella Gilbert, owner of property at 1709 East Capitol, spoke against the rezoning. Ms. Gilbert stated that she was tired of picking up trash left by patrons of the bar at 1700 East Capitol. She stated that her house had burnt and she was hesitant to rebuild it because of the bar. Wesley Townsend, pastor of Macedonia Baptist Church at 3Id and Bender, spoke against the rezoning. Terry Thomas, also of the church, spoke in opposition. Mildred Calvin stated she was not aware of the problems cited by Ms. Gilbert and that she wished Ms. Gilbert had approached her with her concerns. Ms. Calvin commented that the bar and grill had been in business for many years. Rev. Townsend commented that he did not want the bar and grill turned into a private club. Dana Carney, of the Planning Staff, explained the nonconforming status of the Property and noted that it could be a private club under its current nonconforming status. At Commissioner Berry's request, Mr. Carney listed several uses permitted under the current I-2 zoning. 3 April 13, 2000 ITEM NO.: 2 (Cont. FILE NO.: Z-4315-A Commissioner Nunnley told Rev. Townsend that the requested C-3 zoning was compatible with uses in the area and with the Land Use Plan. He asked Rev. Townsend if the church had thought about buying the property. Rev. Townsend responded that the church had not. He stated that he did not want the bar to be able to expand, which it could if the property was rezoned. Commissioner Rector asked staff if the building could be expanded, if the site was rezoned. Mr. Carney responded that he had not studied the issue but that it appeared that it would be difficult to expand the building, with the small size of the property and the limited area available for parking. Commissioner Hawn commented that he understood the neighbors' concerns but the nonconforming use wasn't going to "go away." A motion was made to approve the requested C-3 zoning. The motion was approved by a vote of 8 ayes, 3 noes and 0 absent. 4