HomeMy WebLinkAboutZ-5496 Staff AnalysisNovember 5, 1991
ITEM NO.: 3 Z-5496
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Eugene and Norma Jean Lockwood
David J. Jones
7214 Cantrell Road
Rezone from C-3 and R-6 to C-4
Retail with Outside Display
1.05 acres
Retail and Office
SURROUNDING LAND USE AND ZONING
North - Vacant, zoned OS
South - Commercial, zoned C-3
East - Vacant and Multifamily, zoned R-5
West - Commercial, zoned C-4
STAFF ANALYSIS
The request before the Commission is to rezone one acre at
7214 Cantrell Road from R-6 and C-3 to C-4 for a retail use
with outside display. There are a total of seven platted
lots that make up the site. The R-6 area, four lots, is
undeveloped and heavily wooded. On the front three lots,
there is a two-story commercial building and paved areas for
parking. This site has frontage on three streets, Florida
Avenue, Kentucky Avenue and Cantrell Road (Highway 10); both
Florida and Kentucky terminate within several feet of
Cantrell Road.
Zoning along this segment of Cantrell Road is primarily C-3
and C-4. Other zoning found in the surrounding area is R-2,
R-4, R-5, R-6, MF -24, 0-3, PRD and OS. The existing land use
is similar to the zoning and consists of multifamily, office,
commercial and a fire station. The commercial uses include
retail establishments, eating places, service stations,
convenience stores with gas pumps and a large food store.
The land use pattern found along Cantrell Road is typical of
any major commercial arterial.
After careful review of the request to reclassify the
location to C-4, staff cannot support the proposed rezoning
change. Primary reasons for this position are:
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November 5, 1991
ITEM NO.; 3 Z-5496(Cont.)
1. The West Little Rock plan only identifies some of
the Cantrell frontage for commercial use; the
remaining land area is shown as multifamily.
2. The site has poor access for a C-4 location because
they are usually "categorized by a high level of
vehicular ingress and egress". The property is
below the grade of Cantrell and getting out of the
site can be difficult at times.
3. Due to some site constraints and the existing
development, the property does not appear to work
well as a C-4 location.
4. The zoning ordinance prohibits open display in the
first 20 feet of the required front yard setback,
which could impact the site's ability to provide
adequate parking. (A variance from this provision
can be requested through the Board of Adjustment.)
Staff realizes there are other C-4 sites in the
immediate vicinity and C-4 is intended for heavily
traveled, major arterials. Due to the four points
listed and other factors, it is our position that
7214 Cantrell does not lend itself to being a workable
C-4 location. Also, it can be questioned as to whether
a portion of the site should have ever been reclassified
for commercial use because of some of the concerns
raised in the preceding statements.
ENGINEERING COMMENTS
Cantrell Road (Highway 10) is classified as a principal
arterial on the Master Street Plan. The right-of-way
standard for a principal arterial is 55 feet from the
centerline. This will require a dedication of an additional
24 feet on the Cantrell frontage of this tract. Engineering
is recommending that this rezoning dedicate sufficient
right-of-way to provide a total of 40 feet from the
centerline. A dedication of 55 feet would place the right-
of-way within several feet of the existing building.
STAFF RECOMMENDATION
Staff recommends denial for the request of C-4 rezoning.
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November 5, 1991
ITEM NO.: 3 Z-5495 Cont.
PLANNING COMMISSION ACTION: (NOVEMBER 5, 1991)
The applicant was present. Staff reported that the applicant
submitted a letter amending the request to rezone the south
50 feet of the R--6 lots to C-3. There were no objectors, and
the item was placed on the Consent Agenda as amended. A
motion was made to recommend approval of C-3 as amended. The
motion passed by a vote of 8 ayes, 4 nays, 2 absent and
1 open position.
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