HomeMy WebLinkAboutZ-5108-A Staff AnalysisFILE NO.: Z -5108-A
NAME: MCCRARY -- AMENDED SHORT -FORM PLANNED RESIDENTIAL
DEVELOPMENT
LOCATION: At the southeast corner of W. 14th. Street and S.
Pulaski Street
DEVELOPER:
ATTORNEY:
CARLTON MCCRARY MICHAEL A. BELTRANI
1401 S. Pulaski St. 621 Cumberland, Suite 1
Little Rock, AR 72202 Little Rock, AR 72202
374-8669 374-6621
AREA: 0.16 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: PRD PROPOSED USES: Single -Family Residence;
Restoration and maintenance of
personal antique automobiles
as a hobby
PLANNING DISTRICT: 8
CENSUS TRACT: 7
VARIANCES REOQESTED: None
STAFF UPDATE:
The "McCrary Short -Form PRD" was established in Ordinance No.
15618, on January 3, 1989. The plan approved by the Planning
Commission at the Commission meeting of November 15, 1988,
permitted two uses: use of the upstairs and a portion of the
downstairs of the old fire station for the personal residence of
the applicant, and use of the garage portion of the fire station
for research and development of the applicant's invention, the
"Tag -a -long Stroller". Since that time, the residential use has
continued, but the research and development use apparently has
ceased.
Recently., the Zoning Enforcement officer noted an accumulation of
automobiles at the site, and, after investigation, found that the
applicant had a used car dealer's license for operation of a used
car dealershipnat:the PRD location. The applicant was notified
that the approyed"PRD plan did not include the use of the site
for a used car -dealership, and the applicant, in response, has
requested an amendment of the PRD.
STATEMENT OF PROPOSAL:
The applicant proposes to amend his approved PRD plan to delete
the research and development of the "Tag -a -long Stroller" use
previously approved, and to use the entire two-story, 3,300
FILE NO.: 3-51.08-A Cont.
square foot per floor building which was formerly a fire station
as his private residence. The applicant pursues a hobby which
involves acquiring and maintaining rare, or antique, automobiles,
and he proposes to pursue this hobby from and within his
residence. He proposes that the automobiles be permitted to be
stored and maintained inside the area formerly occupied by the
fire equipment garage on the first level of the building.
A. PROPOSAL RE ❑EST:
Review by the Planning Commission and a recommendation for
approval of the proposed amended PRD plan to the Board of
Directors is requested.
B. EXISTING CONDITIONS:
The site is fully developed. The building was, in the past,
used as a fire station. It contains approximately 3,300
square feet per floor. The first floor contains the
kitchen, dining area, entrance foyer, and what was once the
fire equipment garage. The second floor contains the
bedrooms, living area, bathrooms, etc.
The existing zoning of the site is PRD. There is C-3 zoned
property to the east and across Pulaski St. to the west;
there is an 0-3 zoned lot across W. 12th. St. to the north;
and, there is R-4 zoned property to the south.
C. ENGINEERING/C]TILYTY COMMENTS:
Public Works has no comments on this item.
Water Works has no comments on this item.
Wastewater has no comments on this item.
Arkansas Power and Light Co. approved the submittal without
comment. .
Arkansas Louisiana Gas Co. approved the submittal without
comment.
Southwestern Bell Telephone Co. approved the submittal
without.comment.
The Fire Department approved the submittal without comment.
D. ISSUES LEGAL TECHNICAL DESIGN:
The applicant's cover letter/project narrative limits the
proposed,use to "maintaining rare automobiles
inside...his... garage". There is no mention made of the
restoration, repair, or servicing of the automobiles, and no
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FILE NO.: Z -5108--A (Cont-)
exclusion was mentioned on the storing of automobiles
outside the building.
Landscape review points out that the landscaping originally
approved for the PRD site plan has not been either installed
or maintained.
The Planning Division comments that the site is in the
Central Business District. The adopted Land Use Plan
recommends Mixed Use. If the use is truly residential, with
the automobile use being a hobby, with no outside display,
sales, or restoration of automobiles, then there is no
conflict with the plan.
E. ANALYSIS•
As long as the PRD site is not used for a used car business,
and automobiles are not restored, repaired, serviced, or
stored outside the building, the proposed use, as a hobby,
should be able to be permitted as an accessory use in the
PRD. The applicant needs to clarify what is meant by
"maintenance" of the automobiles; whether he restores,
repairs, and services them. The applicant must not maintain
a used car dealer license, with the PRD location being the
designated location of the business.
The landscaping, as originally shown on the site plan
submitted by the applicant and approved by the Planning
Commission, should be installed and maintained, or the
application should be amended to exclude the landscaping.
The approved plan and the site conditions as they exist
should coincide.
F. STAFF RECOMMENDATIONS:
Staff recommends approval of the amended PRD, subject to
there being no outside storage, restoration, repair,
servicing, or maintenance of automobiles, and that the
applicant maintain no used car dealer license with the PRD
site being the location of the business. Staff recommends
that landscaping, to some extent, be required to be
installed along the perimeter of the building.
SUBDIVISION COMMITTEE COMMENT: (MARCH 16, 1995)
The applicant, Mr. Carlton McCrary, and Mr. Michael Beltrani, the
applicant's attorney, were present. Staff recounted the reason
for the current request for an amended PRD (that the uses, as
originally approved had apparently changed, and that the Zoning
Enforcement office had become involved due to an apparent used
car business being operated from the PRD site). Mr. Beltrani
reviewed the staff comments, but stated that Mr. McCrary is
pursuing a hobby only; that he acquires antique automobiles and
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FILE NO.: Z -5108-A (Cont.)
is a member of antique automobile clubs. Mr. McCrary explained
that he maintains a used car dealers license in order to buy
antique automobiles, but does not operate a used car business.
He stated that he had changed the designated address for the
maintenance of his used car dealer's license, and that it was no
longer at the PRD site. Mr. McCrary explained that he had
attempted to grow plants in a bed along the face of the building,
but that he had not been successful. He and Mr. Beltrani said
that the approved site plan needs to be amended to delete the
requirement for the landscaping around the north and west
building perimeter. The Committee forwarded the item to the full
Commission for the public hearing.
PLANNING COMMISSION ACTION: (APRIL 4, 1995)
The item was included on the Consent Agenda for approval, and was
approved with the vote of 9 ayes, 0 nays, 0 abstentions, and
2 absent, subject to the applicant meeting with staff for
approval of plans for and upgrading a practical the landscaping
along the two boundary street frontages of the site.
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