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HomeMy WebLinkAboutZ-4776-A Staff AnalysisFILE NO.: Z -4776-A NAME: Gavin - Short -Form PCD - Revocation LOCATION: 8424 Kanis Road DEVELOPER: Gloria Gavin 516 Ridgeway Dr. Little Rock, AR AREA: 0.3 acre 72205 NUMBER OF LOTS: 1 ZONING: PCD ALLOWED USES: A. BACKGROUND: FT. NEW STREET: 0 Office/Mobile Phone Installation PROPOSED USE: Office On February 20, 1990, the Board of Directors passed Ordinance No. 15,819 rezoning the property at 8424 Kanis Road from 0-3 to PCD. The approved PCD allowed a mobile phone installation business in addition to the existing office uses on the site. The approved site plan included a 20 -foot by 40 foot building addition for the mobile phone installation business as well as new areas of paved parking. At the time of rezoning there were office uses within the existing building which were to remain. To this date, the building addition and new areas of paved parking have not been constructed, and the mobile phone installation business is not operating at the site. The existing building is continuing to be used as an office. B. PROPOSAL: The property owner, Gloria Gavin, submitted a letter to staff on June 41 20011 requesting that the PCD zoning be officially revoked and the property revert to its original 0-3 zoning. FILE NO.: Z -4776-A C. NEIGHBORHOOD COMMENTS: The John Barrow and Brownwood Terrace Neighborhood Associations were notified of the public hearing. As of this writing, staff has received no comments from the associations. D. STAFF RECOMMENDATIONS: Staff recommends that the PCD be revoked; that Ordinance No. 15,819 be repealed and that the property be returned to 0-3 General Office District as previously existed. PLANNING COMMISSION ACTION: (JULY 12, 2001) Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter present. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. 2 July 12, 2001 ITEM NO.: 7 FILE NO.: Z -4776-A NAME: Gavin - Short -Form PCD - Revocation LOCATION: 8424 Kanis Road DEVELOPER: Gloria Gavin 516 Ridgeway Dr. Little Rock, AR AREA: 0.3 acre ZONING: PCD A. BACKGROUND: 72205 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES Office/Mobile Phone Installation PROPOSED USE: Office On February 20, 1990, the Board of Directors passed Ordinance No. 15,819 rezoning the property at 8424 Kanis Road from 0-3 to PCD. The approved PCD allowed a mobile phone installation business in addition to the existing office uses on the site. The approved site plan included a 20 -foot by 40 foot building addition for the mobile phone installation business as well as new areas of paved parking. At the time of rezoning there were office uses within the existing building which were to remain. To this date, the building addition and new areas of paved parking have not been constructed, and the mobile phone installation business is not operating at the site. The existing building is continuing to be used as an office. B. PROPOSAL: The property owner, Gloria Gavin, submitted a letter to staff on June 4, 2001, requesting that the PCD zoning be July 12, 2001 SUBDIVISION ITEM NO.: 7 FILE NO.: Z -4776-A officially revoked and the property revert to its original 0-3 zoning. C. NEIGHBORHOOD COMMENTS: The John Barrow and Brownwood Terrace Neighborhood Associations were notified of the public hearing. As of this writing, staff has received no comments from the associations. D. STAFF RECOMMENDATIONS: Staff recommends that the PCD be revoked; that Ordinance No. 15,819 be repealed and that the property be returned to 0-3 General Office District as previously existed. PLANNING COMMISSION ACTION: (JULY 12, 2001) Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter present. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. 2 January 16, 1990 Item No,._A_ - Z -4776-A Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Lee and Mary Ann Phillips Max Gavin 8424 Kanis Road Rezone from 110-311 to 11C-311. Mobile telephone installation 0.3 acres Office SURROUND,ING_LAND USE AND ZONING: North - Single family, zoned t1R-211 South - Vacant, zoned t1C-311 East - Animal clinic, zoned 110-311 West - Office, zoned 110-311 STAFF ANALYSIS: The property in question is currently zoned 110-311 and the proposal is to utilize the site for the installation of mobile phones. To allow the proposed use, the location must be rezoned to 11C-311 and issued a conditional use permit because the use is not by right in the 11C -3t1 District. The intended use falls under the Zoning Ordinance's definition of "auto parts, sales with limited motor vehicle parts installation" which is a conditional use in 11C-311. 8424 Kanis Road is situated at the northwest corner of Michael Street and Kanis Road which is approximately 1200 feet east of John Barrow Road. Land use found in the general area includes single family, multifamily, office, an animal clinic, a day care center, and commercial. Zoning is a mix of 11R-211, "MF -12110 "0-3t1 and 11C-311 with the property abutting 110-311 on the west and 11R -2t1 to the north. A high percentage of the land is still undeveloped, including the 11C-311 parcel directly to the south. Also, there are several vacant buildings on commercially zoned tracts. 1 January 16, 1990 Item_ No. A_-, ...Z -477.67A (Continued,_), The Boyle Park District Plan shows a commercial land use pattern along Kanis Road to Rose Street. East of Rose, the adopted plan does not recognize the existing zoning and identifies the properties for residential use, including the site under consideration. Rezoning the property to 11C-3" is in conflict with the land use plan and staff does not support the commercial reclassification. Another factor that needs to be considered is the location which is the entrance to an established single family neighborhood. Therefore, 11C-3" rezoning could have an adverse impact on the residential lots to the north. 110-3" is the most appropriate zoning for the property and it should not be rezoned at this time. ENGINEERING COMMENTS: Kanis Road is classified as a minor arterial which has a right of way standard of 90 feet. The existing right-of-way is 60 feet, so dedication of additional right-of-way will be required. STAFF RECOMMENDATION: Staff recommends denial of the 11C-3" rezoning request. PLANNING COMMISSION_ ACTION: (January 2, 1990) Staff reported that the item needed to be deferred to allow for additional review by the staff and to work with the applicant. A motion was made to defer the.issue to the January 16, 1990 meeting. The motion was approved by a vote of 11 ayes, 0 nays and 0 absent. PLANNING_..._CDM. .... ...... .... ..... ..............._...... ........................ ...... The applicant, Max Gavin, was present. There were no objectors. Staff reviewed the issue and said that they had found two Boyle Park Plans, and the land use plan used during the staff's .initial review was outdated. It was determined that the correct or current plan shows a mixed use pattern for the property in question;.therefore, staff recommended a PCD for the proposed use.Staff said a PCD was more appropriate because it could r trict the use of the site an help protect the residential neighborhood to the north. 6 January 16, 1990 Item No. A Z -4776-A .(_Continued) Max Gavin then addressed the Commission. He presented some history and discussed his plans for the property. Mr. Gavin said that three existing tax offices would remain in the building and he would like to add his proposed use, mobile phone installation. He told the Commission that he was doing some interior remodeling and planned to build a new structure for installing the phones. Mr. Gavin said that an existing garage would be removed to make way for the new building. Next, the Commission discussed the property and utilizing the PCD for it. After some additional comments, Mr. Gavin agreed to a PCD and amended his request from "C-3" to PCD. A motion was made to recommend approval of the PCD as amended and to defer the item to the January 30, 1990 meeting for a final vote. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. (Mr. Gavin was instructed to develop his PCD proposal with the necessary information and present it to the Subdivision Committee at its January 18, 1990 meeting.) 3 January 30, 1990 Item No. C - Z -4776-A ........ Owner: Lee and Mary Ann Phillips Applicant: Max Gavin Location: 8424 Kanis Road Request: Rezone from 110-3" to "PCD". Purpose: Mobile telephone installation Size: 0.3 acres Existing Use: Office SURROUNDING LAND USE AND ZONING: North - Single family, zoned "R-2" South - Vacant, zoned 11C-3" East - Animal clinic, zoned "0-3" West - Office, zoned 110-3" STAFF ANALYSIS: The property in question is currently zoned 110-3" and the proposal is to utilize the site for the installation of mobile phones. To allow the proposed use, the location must be rezoned to 11C-3" and issued a conditional use permit because the use is not by right in the 11C-3" District. The intended use falls under the Zoning Ordinance's definition of "auto parts, sales with limited motor vehicle parts installation" which is a conditional use in "C-311. 8424 Kanis Road is situated at the northwest corner of Michael Street and Kanis Road which is approximately 1200 feet east of John Barrow Road. Land use found in the general area includes single family, multifamily, office, an animal clinic, a day care center, and commercial. Zoning is a mix of 11R-211, "MF -12110 110-3" and 11C-3" with the property abutting 110-3" on the west and 11R-2" to the north. A high percentage of the land is still undeveloped, including the 11C-3" parcel directly to the south. Also, there are several vacant buildings on commercially zoned tracts. 1 January 30, 1990 Item No.- C _-9'j76-A (Con_tinued) The Boyle Park District Plan shows a commercial land use pattern along Kanis Road to Rose Street. East of Rose, the adopted plan does not recognize the existing zoning and identifies the properties for residential use, including the site under consideration. Rezoning the property to 11C-3" is in conflict with the land use plan and staff does not support the commercial reclassification. Another factor that needs to be considered is the location which is the entrance to an established single family neighborhood. Therefore, 11C-3" rezoning could have an adverse impact on the residential lots to the north. 110-3" is the most appropriate zoning for the property and it should not be rezoned at this time. ENGINEERING COMMENTS: Kanis Road is classified as a minor arterial which has a right of way standard of 90 feet. The existing right-of-way is 60 feet, so dedication of additional right-of-way will be required. STAFF RECOMMENDATION: Staff recommends denial of the 11C-3" rezoning request. PLANNING COMMISSION ACTION: (January 2, 1990) Staff reported that the item needed t for additional review by the staff an applicant. A motion was made to defer January 16, 1990 meeting. The motion of 11 ayes, 0 nays and 0 absent. PLANNING COMMISSION ACTION: o be deferred to allow d to work with the the issue to the was approved by a vote --------------------- (January 16, 1990) The applicant, Max Gavin, was present. There were no objectors. Staff reviewed the issue and said that they had found two Boyle Park Plans, and the land use plan used during the staff's initial review was outdated. It was determined that the correct or current plan shows a mixed use pattern for the property in question; therefore, staff recommended a PCD for the proposed use. Staff said a PCD was more appropriate because it could restrict the use of the site and help protect the residential neighborhood to the north. 2 January 30, 1990 Item N9...,., ... C ...._- ... Z - 4.7 7 6....- A ...._(_C o n. t..l.. n u e d }....__........ . ..... . Max Gavin then addressed the Commission. He presented some history and discussed his plans for the property. Mr. Gavin said that three existing tax offices would remain in the building and he would like to add his proposed use, mobile phone installation. He told the Commission that he was doing some interior remodeling and planned to build a new structure for installing the phones. Mr. Gavin said that an existing garage would be removed to make way for the new building. Next, the Commission discussed the property and utilizing the PCD for it. After some additional comments, Mr. Gavin agreed to a PCD and amended his request from "C-3" to PCD. A motion was made to recommend approval of the PCD as amended and to defer the item to the January 30, 1990 meeting for a final vote. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. (Mr. Gavin was instructed to develop his PCD proposal with the necessary information and present it to the Subdivision Committee at its January 18, 1990 meeting.) SUBDIVISION COMMITTEE COMMENTS: (January 18, 1990) The applicant, Max Gavin, was present. He presented his proposal as a PCD request. He stated that he would like to remove the old garage and build a free-standing new structure for installing phones. Staff suggesting building a 20 x 40 ft. attachment to the already existing house. Mr. Gavin agreed to build a 20 x 40 ft. attached garage as a phone installation and small electronic work shop. The matter was forwarded to the full Commission for final vote. PLANNING COMMISSION ACTION: (January 30, 1990) There were no objectors in attendance. The application was represented by Mr. Max Gavin. The Planning staff recommended approval of the revised PCD and suggested that the item be placed on the consent agenda for approval. The Commission determined it appropriate to place this item on the consent agenda. A motion to that effect was made and passed by a vote of 10 ayes, 0 noes and 1 absent. 3 TRS PD CT 75'.85' ifs Planned Commercial Development (PCD) 8424 KANIS ROAD ITEM NO. -N- V)