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HomeMy WebLinkAboutZ-4530 Staff AnalysisSeptember 24, 1985 Item No. 4 - Z-4530 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Martha Woolsey Same 3000 John Barrow Road Rezone from "R-3" to "C-4" Auto Sales 0.3 acres + Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-3" South - Single Family, Zoned "R-3" East - Vacant, Zoned "R-3" West - Vacant and Single Family, Zoned "R-3" PLANNING CONSIDERATIONS: 1. The proposal is to rezone the property to "C-4" to allow a used car lot. The site is located at West 30th and'John Barrow Road which is in the process of being upgraded and widened to four lanes. West 30th is a substandard residential street and does not create a major intersection with Barrow Road because the street does not go through east of Barrow Road. The other properties in the immediate area are either occupied by single family residences or are vacant. At West 29th and Barrow Road where the property is zoned "MF -24," there is a nonconforming commercial use. To the south between West 32nd and West 36th, there is some "C-1" and "C-3" zoning in place with a high percentage of the land still vacant. The closest "C-4" zoning is found on Asher Avenue approximately one mile to the south. In this part of Little Rock, Asher is a more desirable location for "C-4" zoning and uses. 2. The site is currently vacant and is two residential lots. 3. There are no right-of-way requirements or Master Street Plan issues associated with the request. September 24, 1985 Item No. 4 - Continued 4. There have been no adverse comments received from the reviewing agencies as of this writing. 5. There are no legal issues attendant to this rezoning request. 6. There is no documented history on the site. In the past, the John Barrow neighborhood has opposed commercial rezoning along Barrow Road. Staff has received some informational calls regarding this current proposal. 7. The Boyle Park District Plan which this location is a part of recommends single family use for the intersection of West 30th and Barrow Road. Because of being in conflict with the adopted plan and creating a "C-4" spot zoning, staff does not support the request. The property and location are not a 11C-4" site and could possibly have an adverse impact on some of the surrounding properties. Staff's position regarding commercial zoning along Barrow Road has been to try to concentrate it at major intersections such as West 36th. Staff opposed the "C-1" and "C-3" rezoning between West 32nd and West 34th because of the concern of stripping out John Barrow Road. Staff realizes that Barrow Road is an arterial but does not lend itself to the "C-4" development pattern such as Asher or portions of South University. One or two lot rezonings could have an adverse impact on the area. Staff would encourage that future rezoning proposals be submitted for at least one-half block tracts and be developed under a unified site plan, such as a "PRD." STAFF RECOMMENDATOIN: Staff recommends denial of the "C-4" rezoning. PLANNING COMMISSION ACTION: The applicant, Martha Woolsey, was present and represented by Steve Whitwell, an attorney. There was one objector in attendance. Mr. Whitwell spoke and discussed the John Barrow Road project. He said that the 'Arkansas Highway Department had provided a substantial curb cut for the two lots, and the property had no residential value because of the widening of the road. He then presented some photos of the immediate area. There was a long discussion about the September 24, 1985 Item No. 4 - Continued various issues that Mr. Whitwell addressed. Mike Batie of the City Engineering staff addressed the curb cut issue. Linda Patterson then spoke against the rezoning. She was concerned with the use, circulation and the potential impacts on the residential area. Another resident addressed the Planning Commission and requested that the car lot be restricted to the property on Barrow Road. It was pointed out that the rezoning request was only for the two lots fronting John Barrow Road. Mrs. Woolsey spoke and said that she would operate the car lot herself. There were some additional comments made. The Planning Commission then voted on the rezoning as filed. The vote - 0 ayes, 9 noes and 2 absent. The request was denied. September 24, 1985 Item No. 4 - Z-4530 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Martha Woolsey Same 3000 John Barrow Road Rezone from "R-3" to "C-4" Auto Sales 0.3 acres + Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-3" South - Single Family, Zoned "R-3" East - Vacant, Zoned "R -3" -- West - Vacant and Single Family, Zoned "R-3" PLANNING CONSIDERATIONS: to The proposal is to rezone the property to "C-4" to allow a used car lot. The site is located at West 30th and John Barrow Road which is in the process of being upgraded and widened to four lanes. West 30th is a substandard residential street and does not create a major intersection with Barrow Road because the street does not go through east of Barrow Road. The other properties in the immediate area are either occupied by single family residences or are vacant. At West 29th and Barrow Road where the property is zoned "MF -24," there is a nonconforming -commercial use. To the south between West 32nd and West 36th, there is some "C-1" and "C-3" zoning in place with a high percentage of the land still vacant. The closest "C-4" zoning is found on Asher Avenue approximately one mile to the south. In this part of Little Rock, Asher is a more desirable location for "C-4" zoning and uses. 2. The site is currently vacant and is two residential lots. 3. There are no right-of-way requirements or Master Street Plan issues associated with the request. September 24, 1985 Item No. 4 - Continued 4. There have been no adverse comments received from the reviewing agencies as of this writing. 5. There are no legal issues attendant to this rezoning request. 6. There is no documented history on the site. In the past, the John Barrow neighborhood has opposed commercial rezoning along Barrow Road. Staff has received some informational calls regarding this current proposal. 7. The Boyle Park District Plan which this location is a part of recommends single family use for the intersection of West 30th and Barrow Road. Because of being in conflict with the adopted plan and creating a "C-4" spot zoning, staff does not support the request. The property and location are not a 11C-4" site and could possibly have an adverse impact on some of the surrounding properties. Staff's position regarding commercial zoning along Barrow Road has been to try to concentrate it at major intersections such as West 36th. Staff opposed the "C-1" and "C-3" rezoning between West 32nd and West 34th because of the concern of stripping out John Barrow Road. Staff realizes that Barrow Road is an arterial but does not lend itself to the "C-4" development pattern such as Asher or portions of South University. One or two lot rezonings could have an adverse impact on the area. Staff would encourage that future rezoning proposals be submitted for at least one-half block tracts and be developed under a unified site plan, such as a "PRD." STAFF RECOMMENDATOIN: Staff recommends denial of the 11C-4" rezoning. PLANNING COMMISSION ACTION: The applicant, Martha Woolsey, was present and represented by Steve Whitwell, an attorney. There was one objector in attendance. Mr. Whitwell spoke and discussed the John Barrow Road project. He said that the Arkansas Highway Department had provided a substantial curb cut for the two lots, and the property had no residential value because of the widening of the road. He then presented some photos of the immediate area. There was a long discussion about the September 24, 1985 Item No. 4 - Continued various issues that Mr. Whitwell addressed. Mike Batie of the City Engineering staff addressed the curb cut issue. Linda Patterson then spoke against the rezoning. She was concerned with the use, circulation and the potential impacts on the residential area. Another resident addressed the Planning Commission and requested that the car lot be restricted to the property on Barrow Road. It was pointed out that the rezoning request was only for the two lots fronting John Barrow Road. Mrs. Woolsey spoke and said that she would operate the car lot herself. There were some additional comments made. The Planning Commission then voted on the rezoning as filed. The vote - 0 ayes, 9 noes and 2 absent. The -request was denied.