HomeMy WebLinkAboutZ-5357 Staff AnalysisSeptember 11, 1990
Item No. 3 - Z-535
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Betty & Robert Rowland
Robert Rowland
101 E. 1st Street (Mabelvale)
Rezone from 11R-2" to "C-1"
Laundry Pick-up Station
0.15 acres
Vacant
SURROUNDING LAND USE AND ZONING:
North
- Vacant,
zoned
11R-211
South
- Single
Family,
zoned "R-2"
East
- Single
Family,
zoned 11R-2"
West
- Single
Family,
zoned 11R-2"
STAFF ANALYSIS•
The lot at 101 E. 1st Street is zoned "R-2'! and the request
is to rezone the property to 11C-1" to allow laundry pick-up
station. The site has a frontage of 67 feet on Main Street
and 100 feet along the East 1st Street side. Currently, the
lot is vacant.
In what is commonly referred to as the "Town of Mabelvale",
the land use pattern is diverse, with a large number of
nonconforming uses. The existing uses include single
family, office, commercial, auto service, industrial,
churches, and lodges. Another use found in the
neighborhood, is a Little Rock Police Substation, which is
located in a small commercial center at the northwest corner
of Mabelvale Pike and Main Street. The most significant
land use in the immediate vicinity is a large church on the
block to the east.
Zoning includes 11R-211, "0-1", "C-3" and 11I-211.
Nonresidential zoning is on both sides of the railroad
tracks, including the existing 11C-311. At this time, 11I-2"
is a predominate nonresidential zoning, especially to the
west of the site.
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September 11, 1990
Item No. 3 - Z-5357 (Continued)
Throughout the community of Mabelvale, a high percentage of
the blocks have both residential and nonresidential uses.
An example of this can be found on the block to the south,
where there are single family residences next to auto repair
garages. This pattern developed while the area was outside
the city limits of Little Rock and has not changed much over
the years.
The block in which 101 E. 1st is located is one of the few
that has only single family residences, and Staff feels that
a "C-111 reclassification is inappropriate at this time. A
commercial rezoning could have an adverse impact on the
other lots in the block and encourage strip zoning along
Main Street. Maintaining the residential character of the
block is reinforced by the Otter Creek District Plan, which
shows the lot and the block for single family uses. In
fact, the plan only recognizes the existing industrial zoned
areas to the west. The balance of the neighborhood south of
the tracks is identified for residential use. The plan
recommends commercial use for two blocks adjacent to
Mabelvale Pike, north of the railroad tracks. Some of the
lots are zoned "C-311 and occupied by a small commercial
center.
ENGINEERING COMMENTS:
None reported.
STAFF RECOMMENDATION:
Staff recommends denial of the "C-111 rezoning request.
PLANNING COMMISSION ACTION: (September 11, 1990)
The applicant, Robert Rowland, was present. There were four
objectors in attendance. Mr. Rowland spoke and discussed
the proposed use, a laundry pick-up station. He said that
there would be no cleaning equipment and the building would
be only used as a drop --off and pick-up point. Mr. Rowland
also said that he thought a 1200 sq. ft. structure would
accommodate the use and there would be two employees.
Kathy Wood, an objector, told the Commission that the area
was congested and traffic would be a problem. Ms. Wood also
said that there were a number of elderly residents in the
neighborhood and added some comments about the land uses in
the area.
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September 11, 1990
Item No. 3 - Z-5357 {Continued
Jerry Gardner, City Engineering Staff, described the City's
bond project for Main Street and said construction should
begin in the October of this year.
There was some discussion about buffers and comments were
offered by several Commissioners. Commissioner Oleson said
the area was a viable residential block, and Commissioner
Walker said he would prefer to review the request through a
site plan process.
A motion was made to recommend approval of the "C-1"
rezoning. The vote was 0 ayes, 10 nays, and 1 absent. The
request was denied.
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