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HomeMy WebLinkAboutZ-4773 Staff AnalysisDecember 16, 1986 Item No. 1 - Z-4773 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Gladys I. Hobert Dorcy Kyle Corbin .East 11th and Townsend SW Corner Rezone from "R-3" to "I-2" Parking and Industrial 0.64 acres Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-3" South - Single Family, Zoned "R-3" East - Industrial, Zoned "I-2" West - Single Family and Vacant Commercial Zoned "R-3" PLANNING CONSIDERATIONS: 1. The request is to rezone four lots from "R-3" to 11I-2" for parking and in the future, some industrial expansion for the existing use to the east. The property is located in close proximity to the Little Rock Airport and related facilities. The major industrial uses in the area are primarily situated to the south of East 12th and east of Harrington Street. The zoning north of East 12th is "R-3" with several "C-3" and "I-2" locations. The land use pattern is very similar with some of the "C-3" tracts being either vacant or occupied by single family residences. In addition, there are possibly two nonconforming uses located at the intersection of East 11th and Apperson with several of the lots vacant. This area is part of the East Little Rock neighborhood which over the years has been improved and upgraded through various programs in order to maintain the residential character and livable environment. Part of that effort should also include making reasonable land use decisions and avoiding further nonresidential zoning encroachments into the neighborhood. 2. The site is made up of four 50 -foot lots that are all vacant. It appears that the property has been used for parking at various times because of an existing gravel surface. Ir- 'y December 16, 1986 Item No. 1 - Continued 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. 4. A site plan with access points and parking must be approved by the traffic engineer. Also, boundary street improvements may be required. 5. There are no legal issues. 6. There is no documented history on the site. Staff has received several informational calls regarding this request. 7. Staff's position is that the "I-2" rezoning is inappropriate at this time, and does not support the request. The "I-2" rezoning could have an adverse impact on the neighborhood by allowing additional industrial intrusion into the area, and there are a number of uses that are incompatible with the existing single family residences. Over the years, two industrial encroachments beyond East 12th and Harrington have occurred and it would be undesirable to allow that pattern to continue by granting this request. If parking is the only immediate use, then review of that -type of proposal can be accomplished through Board of Adjustment action. The Board of Adjustment has the authority to approve parking requests on "R-3" property for nonresidential uses without having to rezone the land. Staff is more comfortable with the Board of Adjustment process because it provides for a more detailed review and restricts the use of the site to parking only. Through this review, the residents of the area can be offered better protection by ensuring adequate buffering and screening. STAFF RECOMMENDATION: Staff recommends denial of the "I-2" rezoning request. PLANNING COMMISSION ACTION: The applicant, Dorcy Corbin, was present. There were no objectors. Ms. Corbin indicated that she was the attorney for the applicant and then presented some photos of the neighborhood. She said the parking lot would improve the property and in the future, there could possibly be some industrial development. Dennis Davis, representing Arkansas Modification Center, said that they needed the lots for December 16, 1986 Item No. 1 - Continued potential expansion and to have some flexibility. There was a long discussion about possible options including another reclassification and the Board of Adjustment process. Ms. Corbin then spoke and said that the airport has had more of an impact on the neighborhood than the "I-2" rezoning of the property under consideration would. After several other comments, staff indicated that they preferred the Board of Adjustment option because it restricts the use and requires a site plan. Mr. Davis asked about speeding up the process because of the time factor. There was a long discussion and then Ms. Corbin requested that the rezoning request be withdrawn from consideration. A motion was made to withdraw the "I-2" rezoning and to refund the application fee or request the Board of Adjustment to waive the filing fee. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent.