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HomeMy WebLinkAboutZ-4909-A Staff AnalysisNAME: John Harris "Short -form" PCD (Z -4909-A) LOCATION: North Bowman Road and Markham Park Drive APPLICANT: Maury Mitchell EXISTING USE: Vacant PROPOSED USE: Auto Sales STAFF RECOMMENDATION: Approval, subject to the lighting directed inward, sales or leasing of private passenger vehicles only, no body work, painting or engine rebuilding. PLANNING COMMISSION ACTION: A motion for approval according to staff's recommendation was made and passed by a vote of: 10 ayes, 0 noes, 1 absent Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Markham Real Properties Maury Mitchell North Bowman Road and Markham Park Drive Rezone from "C-3" to "C-4" Auto Sales 1.1 acres Vacant SURROUNDING LAND USE AND ZONING: North Vacant and Commercial, Zoned "C-3" South - Vacant, Zoned "C-3" East - Commercial, Zoned "C-3" West Vacant and Commercial, Zbned "C-3" PLANNING CONSIDERATIONS 1. The request is to rezone a tract of land, two platted lots, from "C-3" to "C-4" for an automobile dealership. The site is located in the West Markham/Bowman Road area and the property is L-shaped, so the parcel has frontage on two streets, North Bowman and Markham Park Drive. Zoning in the area includes "R-2," "MF -12," "MF -24," "0-3," and "C-3." Commercial zoning is found on both sides of West Markham and a majority of it has been in place for a number of years. Land use follows the zoning pattern with several of the multifamily and commercial tracts undeveloped. The existing "R-2" zoning is for some City parkland to the west and for a well-established neighborhood that is located south of West Markham. With the recent improvements to West Markham and the extension of Bowman Road north of West Markham, this area is experiencing rapid growth and becoming a visible commercial core. 2. Both lots are currently vacant. 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 this particular site. 7. The proposal is to rezone the property to permit auto sales which staff feels is inappropriate for the location and does not support the "C-4" request. Staff is concerned with a "C-4" reclassification at this site because of the open display aspect and some of the permitted uses in "C-4" being potentially incompatible with the existing development pattern. Currently, the uses in the immediate vicinity are either service oriented or the convenience type such as fast food outlets. There are some auto related uses in the area, but their operations are mostly enclosed and permitted in the "C-3" District either by right or as a conditional use. Also, approximately one-half mile to the east on West Markham, there is a new car sales lot, zoned "C-4," and staff did not support the rezoning either. Another factor staff considered in its review is the site's location and whether it conforms to the purpose and intent of the "C-4" District. The Zoning Ordinance states that "appropriate locations for this district are along heavily traveled major traffic arterials and suitable for displaying storage outside the confines of an enclosed building." Neither North Bowman or Markham Park Drive can be characterized as heavily traveled arterials and only North Bowman is identified on the Master Street Plan as a minor arterial. One additional plan element that needs to be mentioned is the I-430 District Plan. The recommended land use for the area in question is designated as community shopping center, and both the "C-2" and "C-3" Districts are more appropriate classifications for that type of designation. "C-4" is not normally associated with or lends itself to that development pattern. STAFF RECOMMENDATION: Staff recommends denial of the "C-4" rezoning as filed. PLANNING COMMISSION ACTION: The applicant, Maury Mitchell, was present. Three objectors were in attendance. Mr. Mitchell spoke briefly and introduced John Harris, the proposed buyer of the property. Mr. Harris said that he has several new car dealerships in the Central Arkansas area and indicated that there was a need for a speciality dealership for used autos in West Little Rock. He said he would specialize in the upper end of the auto market, such as Mercedes and Corvettes. Mr. Harris then discussed existing dealerships in West Little Rock and presented the proposed site plan and some photos. He went on to describe the site plan and said the lot would be completely asphalt with a 3500 square foot building. Mr. Harris told the Commission that no major repair work would take place, and he would have to maintain an image because of the clients. Mr. Mitchell then discussed the "C-4" District and said that the developers did not want any junky uses either. He also said that the land prices will have an impact and dictate an upper end use. Hal Kemp representing Don Feelen, the owner of Browning's Express, then spoke and objected to the "C-4" rezoning. Mr. Kemp said that the area is occupied by "C-3" uses, and a "C-4" reclassification would destroy the "C-3" concept. He was also concerned with some of the permitted uses in "C-4" and said the site plan appears to have some problems. At that time, there was a long discussion by the Commission about the possibility of utilizing the "PUD" process for the development. Mr. Kemp spoke again and said the use should be compatible with the other uses and a used car lot is undesirable. Mr. Mitchell described the area and said that there was nothing wrong with the proposed use, a used car dealership. There were additional comments made by the various individuals and several Planning Commissioners who indicated that the use was compatible with the area. Mr. Mitchell then questioned the time frame for a PUD, and Mr. Kemp said that a "PCD" was a reasonable possibility. At that point, a motion was made and seconded. The motion stated that the applicant resubmit the request as a "PCD" which is to be reviewed by the Subdivision Committee at their October 22 meeting and placed on the agenda for the November 3 Planning Commission hearing. Prior to the vote, additional comments were made by various persons, including Danny Thomas. Mr. Thomas discussed the property and said that the Bill of Assurance would protect the area. The Commission then voted on the motion. The votes 11 ayes, 0 noes, and 0 absent. STAFF REPORT: The applicant submitted an application for approval of the John Harris "PCD" (Z -4909-A) for the purpose of allowing an automobile sales dealership on "C-3" property. The property consists of 1.06 acres that include two lots. The building consists of 3,545 square feet with 2,105 square feet for office and 1,440 square feet for washing vehicles. There is a future expansion planned of 480 square feet. There will be eight employees and 123 spaces for parking and display. STAFF RECOMMENDATION: Staff recommends approval, subject to lighting directed inward, sales or leasing of private passenger vehicles, no body work, painting, or engine rebuilding. Planninz Commission Action: The applicant was present. There were no objectors. A motion for approval subject to staff's recommendation was made and passed by a vote of 10 ayes, 0 noes, 1 absent. NAME: John Harris "Short -form" PCD (Z -4909-A) LOCATION: North Bowman Road and Markham Park Drive APPLICANT: Maury Mitchell EXISTING USE: Vacant PROPOSED USE: Auto Sales crAPF orrnmmrmnATTnN* Approval, subject to the lighting directed inward, sales or leasing of private passenger vehicles only, no body work, painting or engine rebuilding. PLANNING COMMISSION ACTION: A motion for approval according to staff's recommendation was made and passed by a vote of: 10 ayes, 0 noes, 1 absent Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Markham Real Properties Maury Mitchell North Bowman Road and Markham Park Drive Rezone from "C-3" to 11C-4" Auto Sales 1.1 acres Vacant SURROUNDING LAND USE AND ZONING: North - Vacant and Commercial, Zoned "C-3" South - Vacant, Zoned "C-3" East - Commercial, Zoned "C-3". West - Vacant and Commercial, Zbned "C-3" PLANNING CONSIDERATIONS 1. The request is to rezone a tract of land, two platted lots, from "C-3" to "C-4" for an automobile dealership. The site is located in the West Markham/Bowman Road area and the property is L-shaped, so the parcel has frontage on two streets, North Bowman and Markham Park Drive. Zoning in the area includes "R-2," "MF -12," "MF -24," "0-3," and "C-3." Commercial zoning is found on both sides of West Markham and a majority of it has been in place for a number of years. Land use follows the zoning pattern with several of the multifamily and commercial tracts undeveloped. The existing "R-2" zoning is for some City parkland to the west and for a well-established neighborhood that is located south of West Markham. With the recent improvements to West Markham and the extension of Bowman Road north of West Markham, this area is experiencing rapid growth and becoming a visible commercial core. 2. Both lots are currently vacant. 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 this particular site. 7. The proposal is to rezone the property to permit auto sales which staff feels is inappropriate for the location and does not support the "C-4" request. Staff is concerned with a "C-4" reclassification at this site because of the open display aspect and some of the permitted uses in "C-4" being potentially incompatible with the existing development pattern. Currently, the uses in the immediate vicinity are either service oriented or the convenience type such as fast food outlets. There are some auto related uses in the area, but their operations are mostly enclosed and permitted in the "C-3" District either by .right or as a conditional use. Also, approximately one-half mile to the east on West Markham, there is a new car sales lot, zoned "C-4," and staff did not support the rezoning either. Another factor staff considered in its review is the site's location and whether it conforms to the purpose and intent of the "C-4" District. The Zoning Ordinance states that "appropriate locations for this district are along heavily traveled major traffic arterials and suitable for displaying storage outside the confines of an enclosed building." Neither North Bowman or Markham Park Drive can be characterized as heavily traveled arterials and only North Bowman is identified on the Master Street Plan as a minor arterial. One additional plan element that needs to be mentioned is the I-430 District Plan. The recommended land use for the area in question is designated as community shopping center, and both the "C-2" and "C-3" Districts are more appropriate classifications for that type of designation. "C-4" is not normally associated with or lends itself to that development pattern. STAFF RECOMMENDATION: Staff recommends denial of the "C-4" rezoning as filed. PLANNING COMMISSION ACTION: The applicant, Maury Mitchell, was present. Three objectors were in attendance. Mr. Mitchell spoke briefly and introduced John Harris, the proposed buyer of the property. Mr. Harris said that he has several new car dealerships in the Central Arkansas area and indicated that there was a need for a speciality dealership for used autos in West Little Rock. He said he would specialize in the upper end of the auto market, such as Mercedes and Corvettes. Mr. Harris then discussed existing dealerships in West Little Rock and presented the proposed site plan and some photos. He went on to describe the site plan and said the lot would be completely asphalt with a 3500 square foot building. Mr. Harris told the Commission that no major repair work would take place, and he would have to maintain an image because of the clients. Mr. Mitchell then discussed the "C-4" District and said that the developers did not want any junky uses either. He also said that the land prices will have an impact and dictate an upper end use. Hal Kemp representing Don Feelen, the owner of Browning's Express, then spoke and objected to the "C-4" rezoning. Mr. Kemp said that the area is occupied by "C-3" uses, and a "C-4" reclassification would destroy the "C-3" concept. He was also concerned with some of the permitted uses in "C-4" and said the site plan .appears to have some problems. At that time, there was a long discussion by the Commission about the possibility of utilizing the "PUD" process for the development. Mr. Kemp spoke again and said the use should be compatible with the other uses and a used car lot is undesirable. Mr. Mitchell described the area and said that there was nothing wrong with the proposed use, a used car dealership. There were additional comments made by the various individuals and several Planning Commissioners who indicated that the use was compatible with the area. Mr. Mitchell then questioned the time frame for a PUD, and Mr. Kemp said that a "PCD" was a reasonable possibility. At that point, a motion was made and seconded. The motion stated that the applicant resubmit the request as a "PCD" which is to be reviewed by the Subdivision Committee at their October 22 meeting and placed on the agenda for the November 3 Planning Commission hearing. Prior to the vote, additional comments were made by various persons, including Danny Thomas. Mr. Thomas discussed the property and said that the Bill of Assurance would protect the area. The Commission then voted on the motion. The votes 11 ayes, 0 noes, and 0 absent. STAFF REPORT: The applicant submitted an application for approval of the John Harris "PCD" (Z -4909-A) for the purpose of allowing an automobile sales dealership on "C-3" property. The property consists of 1.06 acres that include two lots. The building consists of 3,545 square feet with 2,105 square feet for office and 1,440 square feet for washing vehicles. There is a future expansion planned of 480 square feet. There will be eight employees and 123 spaces for parking and display. STAFF RECOMMENDATION: Staff recommends approval, subject to lighting directed inward, sales or leasing of private passenger vehicles, no body work, painting, or engine rebuilding. Planning Commission Action: The applicant was present. There were no objectors. A motion for approval subject to staff's recommendation was made and passed by a vote of 10 ayes, 0 noes, 1 absent.