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HomeMy WebLinkAboutZ-6041 Staff AnalysisOctober 3, 1995 ITEM NQ._: 7 Z-6041 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: City of Little Rock Walter Fuller 9017 Gardner Road Rezone from R-5 to C-4 Future construction of a home center associated with Fuller and Son Hardware 1.26± acres Vacant SURROUNDING LAND USE AND ZONING North - Strip Shopping Center, zoned C-3 South - Single -Family residential, zoned R-2 East - Church and Commercial uses, zoned C-3 West - Vacant property, zoned R-5 and Multiple Commercial uses, zoned C-3 ENGINEERING COMMENTS With Construction: Widen Private street to 1/2 of a 36 foot commercial street. Only one driveway is allowed on frontage. Construct sidewalk on frontage. Provide stormwater detention analysis. A grading permit will be required. LAND USE ELEMENT The site is located in the Geyer Springs West District. The adopted Land Use Plan shows Multifamily use. The request is in conflict with the Plan. The area in question was an apartment complex. The units were removed by the City as part of the "Sin City" clean-up. The Plan was recognizing an existing land use pattern which no longer exists. The proposal is to expand an existing commercial use into the area. Staff believes with an Open Space buffer in this case expansion of the commercial area is appropriate. October 3, 1995 ITEM 7 Z-6041 -(-Cont.) STAFF ANALYST S The request before the Planning Commission is to rezone this 1.26 acre tract from R-5 to C-4. The property is currently vacant. It was, at one time, part of the large multifamily residential development known as "Sin City." The buildings were razed and removed in 1990. The applicant operates a hardware store in the shopping center located to the north of this site. He proposes to rezone this property to C-4 to allow for the development of a home center associated with his existing business. The property is located in an area of mixed zoning and uses. The property to the north and east is zoned C-3 and is occupied by a variety of commercial uses. The property to the west is zoned R-5 and is mostly vacant with the exception of a small portion of the commercial shopping center which extends down from the north. The property is located at the north entrance to a large single family residential neighborhood and is adjacent to 3-4 single family homes. Staff is concerned that C-4 zoning is not appropriate for this location. The C-4 zoning district is more appropriate along heavily traveled major arterial streets. The C-4 district is the most intense of the commercial districts and it is questionable as to whether it is appropriate to place C-4 zoning adjacent to an established residential neighborhood. The proposed use of the property is a home center, associated with Fuller and Son Hardware. The typical home center utilizes multiple buildings and would require site plan review by the Commission. The same end can be reached by zoning the property to a less intensive district such as C-3, which allows home centers as a conditional use. Staff believes it is appropriate to rezone this site to C-3 with a 50 foot OS buffer along the south perimeter to protect the adjacent single family residential properties. The Geyer Springs West District Land amended to expand the commercial into buffer on the south perimeter. OTAFF RECQMMENDATI N Use Plan should be this site with an OS Staff recommends denial of the C-4 rezoning request. Staff recommends approval of C-3 zoning with a 50 foot OS buffer along the south perimeter and a corresponding amendment to the Geyer Springs West District Land Use Plan. 2 October -3,,1995 ITEM 7 Z-6041 —(Cont.) PLANNING COMMIgSIQN ACTION: (OCTOBER 3, 1995) The applicant, Walter Fuller, was present. There were no objectors present. Staff presented the item and recommended denial of the C-4 rezoning request. Staff recommended approval of C-3 zoning with a 50 foot OS buffer along the south perimeter and a corresponding amendment to the Geyer Springs West District Land Use Plan. Mr. Fuller addressed the Commission and presented an aerial photograph showing the site. Mr. Fuller explained that acquiring the site was the first step in a 5 year growth plan for the company. He stated that he needed the C-4 zoning to accommodate a home center. Mr. Fuller also stated that staff had told him from the beginning that C-4 was not an appropriate zoning for this site. Dana Carney, of the Planning Staff, gave a brief explanation of why Mr. Fuller wanted C-4 zoning. Mr. Carney explained that Mr. Fuller wanted to develop a home center on the site and did not want to purchase the property without knowing for certain that a home center could be constructed on it. Mr. Carney stated that C-3 zoning allowed home centers as a conditional use but Mr. Fuller did not have a site plan prepared as is required with a conditional use permit application. Jim Lawson, Director of the Department of Neighborhoods and Planning, stated that the Commission could approve C-3 zoning and a conditional use permit with general guidelines. During the ensuing discussion it was determined that the hours of operation of the home center would be 7:30 a.m. to 7:00 p.m., a 50 foot OS buffer would be established along the south perimeter and a site plan would be worked out with staff or the item would have to come back to the Commission. Commissioner Adcock stated that neighborhood associations in the area were very supportive of Mr. Fuller's plans. Chairman Walker brought the item to a vote as amended to C-3 with a 50 foot OS buffer along the south perimeter and a conditional use permit for the home center with the following conditions: 1. Hours of operation are to be limited to 7:30 a.m. - 7:00 p.m. 2. A site plan is to be worked out with staff or the item is to come back to the Commission. 3. Compliance with the City Engineer's Comments regarding those improvements required with construction. 3 October 3,'1995 ITEM O.: 7 z-6041 (Cont.) The vote was 10 ayes, 0 noes and 1 absent. By that vote, the commission also recommended approval of an amendment to the Geyer Springs West District Land Use Plan. 4 ITEM. Amend the City Land Use Plan - Geyer Springs West District LOCATION: West of Gardner and north of Acorn Place REQUEST• Multifamily to Commercial SOURCE: Staff - Z-6041 STAFF REPORT• As part of the review process for a rezoning request, Staff reviewed the adopted City Land Use Plan in the vicinity of the request. The adopted Plan shows Multifamily for the site. The request is for Commercial to expand an existing use. The Current Plan was adopted after the area developed. Thus, the recommended use pattern tried to recognize the existing conditions. This area was part of a larger concentration of apartment houses. During the 1980's the apartments developed a bad reputation and structures feel into disrepair. Then in the early 19908 the City of Little Rock demolished most of the buildings. Since that time the majority of the land has remained vacant. There are existing Commercial uses to the north and west of the site and the proposal is to expand an existing use from the north into the site. With Single Family houses adjacent to the south a 50 foot Open Space buffer is recommended to help protect the homes. The Commercial, as an expansion, with the Open Space requirement, appears reasonable for the area. STAFF RECOMMENDATION: Approval October 3, 1995 ITEM N 7 Z-6041 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: City of Little Rock Walter Fuller 9017 Gardner Road Rezone from R-5 to C-4 Future construction of a home center associated with Fuller and Son Hardware 1.26± acres Vacant SURROUNDING LAND USE AND ZONING North - Strip Shopping Center, zoned C-3 South - Single -Family residential, zoned R-2 East - Church and Commercial uses, zoned C-3 West - Vacant property, zoned R-5 and Multiple Commercial uses, zoned C-3 ENGINEERTNG COMMENTS With Construction: Widen Private street to 1/2 of a 36 foot commercial street. Only one driveway is allowed on frontage. Construct sidewalk on frontage. Provide stormwater detention analysis. A grading permit will be required. LAND USE ELEMENT The site is located in the Geyer Springs West District. The adopted Land Use Plan shows Multifamily use. The request is in conflict with the Plan. The area in question was an apartment complex. The units were removed by the City as part of the "Sin City" clean-up. The Plan was recognizing an existing land use pattern which no longer exists. The proposal is to expand an existing commercial use into the area. Staff believes with an Open Space buffer in this case expansion of the commercial area is appropriate. October 3, 1995 ITEM N 7 Z-6 41(Cont STAFF ANALYSIS The request before the Planning Commission is to rezone this 1.26 acre tract from R-5 to C-4. The property is currently vacant. It was, at one time, part of the large multifamily residential development known as "Sin City." The buildings were razed and removed in 1990. The applicant operates a hardware store in the shopping center located to the north of this site. He proposes to rezone this property to C-4 to allow for the development of a home center associated with his existing business. The property is located in an area of mixed zoning and uses. The property to the north and east is zoned C-3 and is occupied by a variety of commercial uses. The property to the west is zoned R-5 and is mostly vacant with the exception of a small portion of the commercial shopping center which extends down from the north. The property is located at the north entrance to a large single family residential neighborhood and is adjacent to 3-4 single family homes. Staff is concerned that C-4 zoning is not appropriate for this location. The C-4.zoning district is more appropriate along heavily traveled major arterial streets. The C-4 district is the most intense of the commercial districts and it is questionable as to whether it is appropriate to place C-4 zoning adjacent to an established residential neighborhood. The proposed use of the property is a home center, associated with Fuller and Son Hardware. The typical home center utilizes multiple buildings and would require site plan review by the Commission. The same end can be reached by zoning the property to a less intensive district such as C-3, which allows home centers as a conditional use. Staff believes it is appropriate to rezone this site to C-3 with a 50 foot OS buffer along the south perimeter to protect the adjacent single family residential properties. The Geyer Springs West District Land amended to expand the commercial into buffer on the south perimeter. STAFF RECOMMENDATION Use Plan should be this site with an OS Staff recommends denial of the C-4 rezoning request. Staff recommends approval of C-3 zoning with a 50 foot OS buffer along the south perimeter and a corresponding amendment to the Geyer Springs West District Land Use Plan. E October 3, 1995 ITEM NO.: 7 z-6041 (Cont. PLANNING COMMISSION ACTION: (OCTOBER 3, 1995) The applicant, Walter Fuller, was present. There were no objectors present. Staff presented the item and recommended denial of the C-4 rezoning request. Staff recommended approval of C-3 zoning with a 50 foot OS buffer along the south perimeter and a corresponding amendment to the Geyer Springs West District Land Use Plan. Mr. Fuller addressed the Commission and presented an aerial photograph showing the site. Mr. Fuller explained that acquiring the site was the first step in a 5 year growth plan for the company. He stated that he needed the C-4 zoning to accommodate a home center. Mr. Fuller also stated that staff had told him from the beginning that C-4 was not an appropriate zoning for this site. Dana Carney, of the Planning Staff, gave a brief explanation of why Mr. Fuller wanted C-4 zoning. Mr. Carney explained that Mr. Fuller wanted to develop a home center on the site and did not want to purchase the property without knowing for certain that a home center could be constructed on it. Mr. Carney stated that C-3 zoning allowed home centers as a conditional use but Mr. Fuller did not have a site plan prepared as is required with a conditional use permit application. Jim Lawson, Director of the Department of Neighborhoods and Planning, stated that the Commission could approve C-3 zoning and a conditional use permit with general guidelines. During the ensuing discussion it was determined that the hours of operation of the home center would be 7:30 a.m. to 7:00 p.m., a 50 foot OS buffer would be established along the south perimeter and a site plan would be worked out with staff or the item would have to come back to the Commission. Commissioner Adcock stated that neighborhood associations in the area were very supportive of Mr. Fuller's plans. Chairman Walker brought the item to a vote as amended to C-3 with a 50 foot OS buffer along the south perimeter and a conditional use permit for the home center with the following conditions: 1. Hours of operation are to be limited to 7:30 a.m. - 7:00 p.m. 2. A site plan is to be worked out with staff or the item is to come back to the Commission. 3. Compliance with the City Engineer's Comments regarding those improvements required with construction. 3 October 3,1995 ITEM NQ,: 7 z-6041 (CQn The vote was 10 ayes, 0 noes and 1 absent. By that vote, the Commission also recommended approval of an amendment to the Geyer Springs West District Land Use Plan. 4 October 3, 1995 ITEM 7 Z-6041 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: City of Little Rock Walter Fuller 9017 Gardner Road Rezone from R-5 to C-4 Future construction of a home center associated with Fuller and Son Hardware 1.26± acres Vacant $MOUNDING. LAND USE AND ZONING North - Strip Shopping Center, zoned C-3 South - Single -Family residential, zoned R-2 East Church and Commercial uses, zoned C-3 West - Vacant property, zoned R-5 and Multiple Commercial uses, zoned C-3 ENGINEERING COMMENTS With Construction: Widen Private street to 1/2 of a 36 foot commercial street. only one driveway is allowed on frontage. Construct sidewalk on frontage. Provide stormwater detention analysis. A grading permit will be required. LAND USE ELEMENT The site is located in the Geyer Springs West District. The adopted Land Use Plan shows Multifamily use. The request is in conflict with the Plan. The area in question was an apartment complex. The units were removed by the City as part of the "Sin City" clean-up. The Plan was recognizing an existing land use pattern which no longer exists. The proposal is to expand an existing commercial use into the area. Staff believes with an Open Space buffer in this case expansion of the commercial area is appropriate. October 3,-1995 ITEM 7 Z-6041 n STAFF ANALYSIS The request before the Planning Commission is to rezone this 1.26 acre tract from R-5 to C--4. The property is currently vacant. It was, at one time, part of the large multifamily residential development known as "Sin City." The buildings were razed and removed in 1990. The applicant operates a hardware store in the shopping center located to the north of this site. He proposes to rezone this property to C-4 to allow for the development of a home center associated with his existing business. The property is located in an area of mixed zoning and uses. The property to the north and east is zoned C-3 and is occupied by a variety of commercial uses. The property to the west is zoned R-5 and is mostly vacant with the exception of a small portion of the commercial shopping center which extends down from the north. The property is located at the north entrance to a large single family residential neighborhood and is adjacent to 3-4 single family homes. Staff is concerned that C-4 zoning is not appropriate.for this location. The C-4 zoning district is more appropriate along heavily traveled major arterial streets. The C-4 district is the most intense of the commercial districts and it is questionable as to whether it is appropriate to place C-4 zoning adjacent to an established residential neighborhood. The proposed use of the property is a home center, associated with Fuller and Son Hardware. The typical home center utilizes multiple buildings and would require site plan review by the Commission. The same end can be reached by zoning the property to a less intensive district such as C-3, which allows home centers as a conditional use. Staff believes it is appropriate to rezone this site to C-3 with a 50 foot OS buffer along the south perimeter to protect the adjacent single family residential properties. The Geyer Springs West District Land amended to expand the commercial into buffer on the south perimeter. TAFF RECOMMENDATTON Use Plan should be this site with an OS Staff recommends denial of the C-4 rezoning request. Staff recommends approval of C-3 zoning with a 50 foot OS buffer along the south perimeter and a corresponding amendment to the Geyer Springs West District Land Use Plan. 2 October 3, 1995 ITEM 7 z-6041 n . PLANNING COMMISSION ACTION: (OCTOBER 3, 1995) The applicant, Walter puller, was present. There were no objectors present. Staff presented the item and recommended- denial ecommendeddenial of the C-4 rezoning request. Staff recommended approval of C-3 zoning with a 50 foot OS buffer along the south perimeter and a corresponding amendment to the Geyer Springs West District Land Use Plan. Mr. Fuller addressed the Commission and presented an aerial photograph showing the site. Mr. Fuller explained that acquiring the site was the first step in a 5 year growth plan for the company. He stated that he needed the C-4 zoning to accommodate a home center. Mr. Fuller also stated that staff had told him from the beginning that C-4 was not an appropriate zoning for this site. Dana Carney, of the Planning Staff, gave a brief explanation of why Mr. Fuller wanted C-4 zoning. Mr. Carney explained that Mr. Fuller wanted to develop a home center on the site and did not want to purchase the property without knowing for certain that a home center could be constructed on it. Mr. Carney stated that C-3 zoning allowed home centers as a conditional use but Mr. Fuller did not have a site plan prepared as is required with a conditional use permit application. Jim Lawson, Director of the Department of Neighborhoods and Planning, stated that the Commission could approve C-3 zoning and a conditional use permit with general guidelines. During the ensuing discussion it was determined that the hours of operation of the home center would be 7:30 a.m. to 7:00 p.m., a 50 foot OS buffer would be established along the south perimeter and a site plan would be worked out with staff or the item would have to come back to the Commission. Commissioner Adcock stated that neighborhood associations.in the area were very supportive of Mr. Fuller's plans. Chairman Walker brought the item to a vote as amended to C-3 with a 50 foot OS buffer along the south perimeter and a conditional use permit for the home center with the following conditions: 1. Hours of operation are to be limited to 7:30 a.m. - 7:00 p.m. 2. A site plan is to be worked out with staff or the item is to come back to the Commission. 3. Compliance with the City Engineer's Comments regarding those improvements required with construction. 3 October 3,1995 ITEM NO.; 7 Z- 41n I The vote was 10 ayes, 0 noes and the commission also recommended the Geyer Springs West District 4 1 absent. By that vote, approval of an amendment to Land Use Plan.