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HomeMy WebLinkAboutZ-5223 Staff Analysis1. Mee,tin9_,Date: December 19, 1989 2. Case _No .: Z-5223 3. Request: Rezone from "R-4" to "C-1" 4. Location: 1400 South Bishop 5. OwnerApplicant.: Helen O. Whitfield /Emmett M. Willis, Jr. 6. Existing Status: Single Family 7. Proposed Use: Barber shop (entire structure) 8. Staff Recommendation: Denial of "C-1" 9. Planning Commission Recommendation: Denial of the "C-1" rezoning request. 10. Conditions o r issueemain i ng t o be Resolved: ved : None _ 11. Right-of..-W@,y. I.ssu.es: None 12. Recommendat_i_on Fo„rwardedrvW_i the 0 ayes, 10 nays, 0 absent and 1 abstention 13. .0.4.j None None 14. Neig_hborhoo_d Plan: Central City Z-5223 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Helen O. Whitfield Emmett M. Willis, Jr. 1400 South Bishop Rezone from "R-4" to "C-1" Barber shop 0.16 acres Single family SURROUNDING LAND USE AND ZONING: North - Commercial, zoned "C-3" South - Single family, zoned "R-4" East - Single family, zoned "R-4" West - Single family, zoned "R-4" STAFF ANALYSIS: The owner of 1400 South Bishop is proposing to convert a portion of the existing residence into a barber shop and live in the remaining space. To accomplish this, a rezoning change to "C-1" is necessary because the Zoning Ordinance specifically prohibits barber and beauty shops as home occupations. The site is a 50 foot lot and the house is 1 1/2 stories with approximately 1800 square feet. If the rezoning is granted, the plan is to utilize 800 square feet for the barber shop with 1000 square feet being used for living quarters. The neighborhood is mix of land uses that include single family, duplex, office, commercial and GYST House, which is a drug rehabilitation facility. At the northwest corner of Marshall and West 14th, there is a large vacant building owned by the Little Rock School District. To the north of West 13th is the old Central Baptist Hospital campus which is being used for various offices. Several blocks adjacent to the hospital site are utilized for parking lots. 1 Z-5223 (Continued} - — Zoning is made up of "R-4", 110-311, "C-1" and "C-3" with the majority of the nonresidential zoning being approved through the High Street Urban Renewal Project (Z-2223) in 1970. The 110-3" and "C-3" lots on the north side of West 14th were zoned as part of the urban renewal effort in 1970 as was the "C-3" at the intersection of West 14th and High Streets. For the most part, the zoning lines established in 1970 have remained the same. There have been some minor variations from the initial plan that have rezoned several lots for multifamily use and established the "C-1" lot at the northeast corner of West 14th and Marshall. West 14th Street provides a visible division between the residential and nonresidential zoning, and staff feels that it would be undesirable to move the commercial line to the south by rezoning the property in question. (The existing 11C-3" at West 14th and High includes the southwest and southeast corners, but that is a major intersection and the majority of the lots were rezoned through the Urban Renewal Plan.) A "C-1" rezoning at the southwest corner at West 14th and Bishop violates the adopted land use plan for the Central City District which reinforces the existing zoning lines that have been in place for almost 20 years. Also, a "C-1" rezoning could have a negative impact on the area to the south of West 14th because it is a residential neighborhood that has not been encroached upon with nonresidential uses like the blocks to the north. ENG IwNEER I NGCOMMENTS : None reported. STAFF RECOMMENDATION: Staff recommends denial of the "C-1" rezoning. PLANNING COMMISSION ACTION: (October 3, 1989) Staff informed the Commission that the rezoning needed to be deferred due to some notice deficiencies. The item was placed on the consent agenda and deferred to the November 14, 1989 meeting. The vote was 8 ayes, 0 nays and 3 absent. 2 Z-5223 (Continued) PLANNING COMMISSION ACTION: (November 14, 1989) The applicant, Emmett Willis, was present. There were no objectors in attendance. Mr. Willis discussed the area and said the entrance to the barber shop would be on the West 14th Street side, and not on Bishop. Mr. Willis indicated that the entire structure would be utilized for the barber shop, approximately 1500 square feet, and adequate parking could be provided. There was a long discussion about various issues. Several commissioners expressed concerns with the parking and accessing the lot. Mr. Willis said that the alley would be utilized because the parking would be in the rear yard area and it could be entered from West 14th. A motion was then made to recommend approval of the "C-1" request. The vote was 0 ayes, 10 nays, 0 absent and 1 abstention (Connie Whitfield). The motion failed and the rezoning was denied. 3 L November 14, 1989 Item No. C - Z-5223 Owner: Applicant: Location: Request: Purpose: Size: Helen O. Whitfield Emmett M. Willis, Jr. 1400 South Bishop Rezone from "R-4" to "C-1" Barber shop 0.16 acres Existing Use: Single family SURROUNDING LAND USE AND ZONING: North - Commercial, zoned "C-3" South - Single family, zoned "R-4" East - Single family, zoned "R-4" West - Single family, zoned "R-4" STAFF ANALYSIS: The owner of 1400 South Bishop is proposing to convert a portion of the existing residence into a barber shop and live in the remaining space. To accomplish this, a rezoning change to "C-1" is necessary because the Zoning Ordinance specifically prohibits barber and beauty shops as home occupations. The site is a 50 foot lot and the house is 1 1/2 stories with approximately 1800 square feet. If the rezoning is granted, the plan is to utilize 800 square feet for the barber shop with 1000 square feet being used for living quarters. The neighborhood is mix of land uses that include single family, duplex, office, commercial and GYST House, which is a drug rehabilitation facility. At the northwest corner of Marshall and West 14th, there is a large vacant building owned by the Little Rock School District. To the north of West 13th is the old Central Baptist Hospital campus which is being used for various offices. Several blocks adjacent to the hospital site are utilized for parking lots. 1 November 14, 1989 I tem.__No_.W_C - Z-5223 ___„(Cont_i_n_ued_) Zoning is made up of "R-4", 110-311, "C-1" and "C-3” with the majority of the nonresidential zoning being approved through the High Street Urban Renewal Project (Z-2223) in 1970. The "0-3" and "C-3" lots on the north side of West 14th were zoned as part of the urban renewal effort in 1970 as was the "C-3" at the intersection of West 14th and High Streets. For the most part, the zoning lines established in 1970 have remained the same. There have been some minor variations from the initial plan that have rezoned several lots for multifamily use and established the "C-1" lot at the northeast corner of West 14th and Marshall. West 14th Street provides a visible division between the residential and nonresidential zoning, and staff feels that it would be undesirable to move the commercial line to the south by rezoning the property in question. (The existing "C-3" at West 14th and High includes the southwest and southeast corners, but that is a major intersection and the majority of the lots were rezoned through the Urban Renewal Plan.) A "C-1" rezoning at the southwest corner at West 14th and Bishop violates the adopted land use plan for the Central City District which reinforces the existing zoning lines that have been in place for almost 20 years. Also, a "C-1" rezoning could have a negative impact on the area to the south of West 14th because it is a residential neighborhood that has not been encroached upon with nonresidential uses like the blocks to the north. ENGINEERING_ COMMENTS: None reported. STAFF .R.ECOMMENDAT I.ON : Staff recommends denial of the 11C-1" rezoning. PLANNING COMMISSION ACTION: (October 3, 1989) Staff informed the Commission that the rezoning needed to be deferred due to some notice deficiencies. The item was placed on the consent agenda and deferred to the November 14, 1989 meeting. The vote was 8 ayes, 0 nays and 3 absent. 2 November 14, 1989 Item No. C - Z-5223 (Continued).. PLANNING COMMISSION ACTION: (November 14, 1989) The applicant, Emmett Willis, was present. There were no objectors in attendance. Mr. Willis discussed the area and said the entrance to the barber shop would be on the West 14th Street side, and not on Bishop. Mr. Willis indicated that the entire structure would be utilized for the barber shop, approximately 1500 square feet, and adequate parking could be provided. There was a long discussion about various issues. Several Commissioners expressed concerns with the parking and accessing the lot. Mr. Willis said that the alley would be utilized because the parking would be in the rear yard area and it could be entered from West 14th. A motion was then made to recommend approval of the "C-1" request. The vote was 0 ayes, 10 nays, 0 absent and 1 abstention (Connie Whitfield). The motion failed and the rezoning was denied. 3