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HomeMy WebLinkAboutZ-5183 Staff AnalysisMay 30, 1989 Item No. 5 - Z-5183 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Kamis Alley Essa K. Alley 8509 Scott Hamilton Drive Rezone from "R-2" to "C-3" Commercial development 1.15 acres Vacant SURROUNDING LAND USE AND ZONING: North - Single family and commercial, zoned "R-2" South - Vacant, zoned "R-2" East - Residential and nursing home, zoned "R-2" West - Mobile home park, zoned "R-2" STAFF ANALYSIS: The request is to rezone 1.1 acres on Scott Hamilton Drive from "R-2" to "C-3" for a commercial use. Currently, the site is vacant and the proposal is to construct a single structure which is to be used for a liquor store. Directly to the north, there is a parcel that has a liquor store on it, and the plan is to relocate the business onto the property under consideration if the "C-3" reclassification is approved. Zoning in the immediate vicinity is all "R-2," Single Family. The nearest commercial zoning, "C-2," is located at the southeast corner of Baseline Road and Hilaro Springs Road. To the north of Avery Road, there is a large area of "1-2" zoning and there are also some "C-3" and "C-4" tracts adjacent to 1-30. The land use is very mixed and there is a high percentage of non -conforming uses because the neighborhood was annexed several years ago. Some of the existing uses include single family, multi -family, a mobile home park, churches, auto sales, nursing home, various commercial establishments and industrial. There are two major public uses in the area: the Metropolitan High School and the City of Little Rock's maintenance facility. Also, throughout the area, there are a number of undeveloped tracts and some vacant buildings. May 30, 1989 Item No. 5 - Z-5183 (Continued) The Geyer Springs East District Plan does not recognize a commercial strip along Scott Hamilton, and there is some concern that approval of the requested reclassification could lead to a strip development pattern. The plan shows the area as single family and Staff feels that the land use concept should be maintained. Other potential issues include increased traffic on a sub -standard street and spot zoning. There is also the potential of the rezoning having an adverse impact on the residential uses, especially to the east. The Plan identifies the intersection of Baseline and Scott Hamilton for commercial development, and that is where the commercial zoning should be concentrated. ENGINEERING COMMENTS: Scott Hamilton Drive is classified as requires a 90 foot right-of-way, or 45 line. If the existing right-of-way is dedication of additional right-of-way STAFF RECOMMENDATION: a minor arterial which feet from the center deficient, then will be needed. Denial of the 110-3" rezoning request as filed. PLANNING COMMISSION ACTION: (May 30, 1989) The applicant was represented by Larry Young. There were no objectors in attendance. Mr. Young began by discussing the Staff's analysis and told the Commission that the nearest commercial zoning, "C-2," was about four blocks to the south. He then presented some photos and said that the west side of Scott Hamilton Drive was approximately 70% nonresidential and the east side was 60% nonresidential, all nonconforming uses. Mr. Young described the area and said the trend appeared to be toward nonresidential uses, but there was very little activity since annexation. He also indicated that rezoning the site to "C-3" would help upgrade the area because of drainage and street improvements. Mr. Young then answered some questions and discussed the existing liquor store to the north. There was a long discussion about Scott Hamilton Drive and statements were made by several individuals. Commissioner Schlereth reminded other members of the 60-70% of the Scott Hamilton frontage being used for nonresidential purposes and the rezoning was for an existing user. Commissioner McDaniel said the applicant was trying to improve the area and Commissioner Perkins said it was difficult for a small businessman to find an appropriate location. May 30, 1989 Item No. 5 - Z-5183 (Continued) Comments were then offered about various issues, including rezoning the rear of the site to "OS" and the possibility of utilizing a joint driveway for this parcel and the lot to the north. After some additional discussion, Mr. Young amended the request to "C-3" and "OS" for an area 129' x 190', or 0.56 acres in the rear. A motion was made to recommend approval of the "C-3" and "OS" as amended. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. A second motion was adopted by the Commission instructing the Staff to study Scott Hamilton Drive from Baseline Road to Avery Road if the Board of Directors grants the rezoning. The motion was approved by a vote of 9 ayes, 0 nays and 2 absent.