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HomeMy WebLinkAboutPC Minutes for Z-9734November 10, 2022 ITEM NO.: 4 FILE NO.: Z-9734 NAME: Rezoning from R-3 to C-3 LOCATION: 3400 John Barrow Road DEVELOPER: Katrina L. Johnson (Owner) 1805 Glenda Drive Little Rock, AR 72205 OWNER/AUTHORIZED AGENT: Katrina L. Johnson 1805 Glenda Drive Little Rock, AR 72205 SURVEYOR/ENGINEER: Smith and Goodson 7509 Cantrell Road, Suite 227 Little Rock, AR 72207 AREA: 0.16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 24.08 CURRENT ZONING: R-3 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to rezone 0.16 acres (6,567 square feet) located at 3400 John Barrow Road from “R-3” Single-Family District to “C-3” General Commercial District to allow for future commercial development. B. EXISTING CONDITIONS: The property contains an existing one-story, 754 square foot single-family dwelling. Properties to the north and south are zoned R-3, Single Family District. To the south is a church parking lot (Mount Sinai Missionary Baptist Church), to the west and to the north (across 34th Street) there is additional residential and commercial November 10, 2022 ITEM NO.: 4 (Cont.) FILE NO.: Z-9734 2 zoning and uses. Properties across John Barrow Road to the east contain more residential and commercial zoning and uses. The proposed site lies within the John Barrow Design Overlay District. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: No Objections. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Maintain Access:  Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. November 10, 2022 ITEM NO.: 4 (Cont.) FILE NO.: Z-9734 3 Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. November 10, 2022 ITEM NO.: 4 (Cont.) FILE NO.: Z-9734 4 G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Boyle Park Planning District. The Land Use Plan shows Mixed Office Commercial (MOC) for the requested area. The Mixed Office Commercial (MOC) category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The application is to rezone from R-3, Single Family District to C-3, General Commercial District to allow for the future development of commercial on to this site. The application is within the John Barrow Design Overlay District. Surrounding the application area, the Land Use Plan shows Mixed Office Commercial (MOC) use to the north (across 34th Street), east (across John Barrow Road) and south from the site. Public Institutional (PI) is shown on the Plan map to the west. Residential Low Density (RL) is to the northwest and west beyond the PI area. The Mixed Office Commercial (MOC) category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The land to both the north and south is zoned R-3, Single Family District. To the south is a parking lot for the church to the west and to the north (across 34th Street) is a single-family house and outbuildings. Across John Barrow Road to the east is land zoned C-3, General commercial District and C-1, Neighborhood Commercial District. There is a hair salon, restaurant, daycare and vacant tracts within these zoning areas. The Public Institutional (PI) category includes public and quasi-public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. This land is zoned R-3, Single Family District with a church. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. This is a developed single-family subdivision zoned R-3, Single Family District. Master Street Plan: To the east is John Barrow Road, it is a Minor Arterial on the Master Street Plan. To the north is 34th Street, it is a Local Street on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on John Barrow Road since it is Minor Arterial. The primary function of Local Streets is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than November 10, 2022 ITEM NO.: 4 (Cont.) FILE NO.: Z-9734 5 duplexes are considered as “Commercial Streets”. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class II Bike Route shown on J ohn Barrow Road. A Bike Lane provides a portion of the pavement for the sole use of bicycles. Historic Preservation Plan: There are no existing historic sites on, or in proximity to, this land. H. ANALYSIS: The applicant is proposing to rezone 0.16 acres (6,567 square feet) located at 3400 John Barrow Road from “R-3” Single-Family District to “C-3” General Commercial District to allow for future commercial development. The property contains an existing one-story, 754 square foot single-family dwelling. Properties to the north and south are zoned R-3, Single Family District. To the south is a church parking lot (Mount Sinai Missionary Baptist Church), to the west and to the north (across 34th Street) there is additional residential and commercial zoning and uses. Properties across John Barrow Road to the east contain more residential and commercial zoning and uses. The proposed site lies within the John Barrow Design Overlay District. An existing concrete driveway provides access to the property along W. 34th Street. There is an existing asphalt surface, however it is overgrown and appears to be not maintained. The remaining surface of the lot is grass covered. Existing stairs and concrete walkway leading to the front of the residence are located along John Barrow Road. The City’s Future Land use Plan designates this property as Mixed Office Commercial (MOC). The requested C-3 zoning does not require an amendment to the Future Land Use Plan. Staff is not supportive of the requested C-3 rezoning. Staff does not view the request as reasonable. The survey indicates a lot area of 6,567.42 square feet and a lot with of no more than 47.68 feet. Section 36-301(e) (4) of the City’s Zoning Code requires a minimum lot area of fourteen-thousand (14,000) square feet for C-3 zoned properties. In addition, there should be a lot width of not less than one-hundred (100) feet. Staff feels rezoning the small lot from R-3 to C-3 is not appropriate and that a Planned Zoning Development proposal would be more appropriate. November 10, 2022 ITEM NO.: 4 (Cont.) FILE NO.: Z-9734 6 I. STAFF RECOMMENDATION: Staff recommends denial of the requested C-3 rezoning. PLANNING COMMISSION ACTION: (NOVEMBER 10, 2022) The applicant was not present. There were no persons present registered in support or opposition. Staff informed the Commission that the applicant submitted a letter to staff on October 26, 2022 requesting that the application be withdrawn, without prejudice. Staff supported the withdrawal request. The item remained on the consent agenda and withdrawn as recommended by staff. The vote was 8 ayes, 0 nays and 2 absent and 1 open position.