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HomeMy WebLinkAboutZ-4604 Staff AnalysisFebruary 25, 1986 Item No. 3 - Z-4604 Owner: Thomas and Barbara Taylor Applicant: Thomas Taylor Location: East 25th between Main and Scott Request: Rezone from "C-3" to "C-4" Purpose: Auto Sales Size: 0.44 acres Existing Use: Single Family Residential SURROUNDING LAND USE AND ZONING: North - Single Family, Zoned "R-5" South - Quasipublic, Zoned "C-3" East - Vacant, Zoned 11R-5" West - Commercial, Zoned 11C-4" PLANNING CONSIDERATIONS: 1. The issue before the Planning Commission is to rezone four lots to "C-4" to permit expansion of the used car operation in the existing "C-4" location to the east. It should be pointed out that the south 28 feet of each lot is not involved in this request because that strip is owned by the City of Little Rock. It is the staff's understanding that the applicant has proposed a land use agreement with the City to utilize the 28 feet for some parking and landscaping. The agreement is still being reviewed and has not been finalized. The property in question is located in close proximity to the intersection of Main and Roosevelt with all four corners zoned for commercial uses. The zoning pattern is very mixed in the general area and includes "R-3," "R-4," "R-5," "R-6," 110-1," "0-3," "C-3" and "C-4." The land use is somewhat similar except for the "R-4," "R-5" and "R-6" locations which have single family uses on them for the most part. The "R-5" tract to the east is vacant and the "C-3" site across Roosevelt is occupied by public and quasipublic uses. 2. The site is four residential lots and all four are occupied by single family residences. The structures are all in substandard condition and it appears that only one is occupied at this time. The proposal is to remove 3 of the 4 houses and utilize only the one on February 25, 1986 Item No. 3 - Continued the easternmost lot for an office. There is a grade difference from north to south with the Roosevelt side being the low point. 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. 4. There have been no.adverse comments received from the reviewing agencies as of this writing. 5. There are no legal issues. 6. There is no documented neighborhood position or history on the site. 7. Staff is concerned with expanding the "C-4" at this location and cannot support the rezoning at this time. The rezoning to "C-4" could have an adverse impact on the residential area to the north and also there is a question of adequate access to the site. With uncertainty associated with the Roosevelt frontage, some type of access would probably have to be from either West 25th or Scott and that could create an undesirable situation. Staff feels that "C-3" should be the most intensive zoning in this area and has -not supported "C-4" at other locations, specifically the southwest corner of Louisiana and Roosevelt. This neighborhood has been impacted by previous zoning actions and this should not be encouraged by recommending approval of this request. STAFF RECOMMENDATION: Staff recommends denial of the "C-4" rezoning as requested. PLANNING COMMISSION ACTION: The applicant, Thomas Taylor, was represented by R.E. Combs. There was one objector in attendance. Staff reminded the Commission of a letter in opposition from Jim Lynch of the Downtown Neighborhood Association. Mr. Combs then discussed Mr. Lynch's letter briefly and presented a petition with 155 signatures in support of the rezoning. He then described the reasons for support and how the rezoning could present potential progress for the neighborhood. Mr. Combs outlined the proposal and said that it would have to be a terraced type development. There was a long discussion about the various issues including the south 28 feet of each lot currently zoned by the City. There were also some comments February 25, 1986 Item No. 3 - Continued about utilizing a PUD for the project. Mr. Combs said that the existing operation on the corner needed some expansion and access would be from Scott and Roosevelt. Cheryl Nichols of the Quapaw Quarter spoke against the rezoning. She described the downtown area and previous rezoning actions. She went on to say that there were too many problems with the rezoning and it could an impact on the neighborhood to the north. There were a number of comments including the suggestion to refile the request as a PCD and include all the property owned by Mr. Taylor. There was more discussion about a PCD and withdrawing the "C-4" proposal. Mr. Combs then agreed to utilizing a "PCD" for the development and withdrawing "C-4" rezoning requests. A motion was made to withdraw the "C-4" application without prejudice and to waive any additional fees and renotification should a PCD be filed. The motion was approved by a vote of 8 ayes, 0 noes and 3 absent. C i September 27, 1983 Item No. 4 - Continued 6. There is no recorded history on this site of neighborhood participation in rezoning and no comment from the neighborhood has been received. 7. The staff feels that a corner on two arterial streets is appropriate to the -type of use and zoning classification proposed. We would like to see a more 4 comprehensive approach at this location, but realize that it is not always possible with a broken ownership with relationships as exist in this block. STAFF RECOMMENDATION: Approval of the application as filed.