HomeMy WebLinkAboutZ-6203 Staff AnalysisOctober 24, 1996
ITEM NO.: 4 Z-6203
owner: Larry Holt
Applicant: McGetrick Engineering
Location: NW corner of Baseline and
Stanton Roads
Request: Rezone from R-2 to C-4
Purpose: Auto body shop
Size: .77± acres
Existing Use: vacant, 1 story building
(formerly body shop)
SURROUNDING L—A-N—D-U—SE ANDZON'NG
North - Mobile home park; zoned R-2
South - Furniture store; zoned R-2
East - Convenience store with gas pumps; zoned R-2
West - Single Family home; zoned R-2
PUBLIC WORKS C KMENT
Right-of-way for Baseline Road appears to be per Master
Street Plan, 45 foot from center. There exists a 5 foot
sidewalk on the frontage of Baseline Road. The handicap
ramp will need to be brought to standards for ADA
compliance. Stanton Road is a collector street on the
Master Street Plan, the plat indicates 30 feet right-of-way
from centerline but there appears to be a taper to less than
30 feet from centerline at the north end of the property.
Dedicate right-of-way to bring collector standards. There
does not exist a sidewalk and collectors standards for the
frontage on Stanton Road. In lieu contributions for the
improvements on Stanton Road could be required with
construction. Stormwater detention does not apply to this
less than one acre parcel of ground.
PUBLIC TRANSPORTLTION ELFNENT
The site is located on a Central Arkansas Transit Authority
BuS Route which traverses Baseline and Stanton Roads.
October 24, 1996
ITEM NO.: 4 Z-620-3 (Cont.)
LAND USE ELEMENT
The site is in the Geyer Springs East District. The adopted
Land use Plan recommends Commercial. A "C-4" use, due to
the location is intensive for the site. The proximity to
residential is a concern. Commercial is appropriate,
however "C-4" is too intensive.
STAFF ANALYSIS;
The request before the Commission is to rezone this .77:t
acre tract from "R-2" Single Family to "C-4" Open Display
District. The site is currently occupied by a 1 story,
block building which formerly housed an auto body shop. The
building is located on the rear (north) portion of the lot,
very near the rear property line. The majority of the
property is vacant. The purpose of the rezoning request is
to allow the continued use of the building as an auto body
shop.
The property is located in an area of mixed zoning and uses,
both conforming and nonconforming. A nonconforming
convenience store is located on the R-2 zoned property
across Stanton Road. A nonconforming furniture store is
located on the R-2 zoned property across Baseline Road.
Single family homes and a mobile home park are located on
the R-2 zoned properties adjacent to the west and north
respectively. other uses in the area include a C-3 zoned
strip center, churches and vacant, C-3 zoned buildings. It
is staff's opinion that commercial zoning is appropriate for
this location but it is questionable whether C-4 or some
less intensive commercial zoning is more appropriate.
The Geyer Springs East District Land Use Plan does recommend
Commercial for the site which is located at the intersection
of a collector street and a principal arterial.
The C-4 zoning district is the most intensive of the
commercial classifications and staff is concerned about the
relationship of this site to the abutting residentially
zoned properties. Typically, such intensively zoned
property would be buffered from adjacent residential
property by either an OS strip or by zoning intervening
property with some less intensive zoning designation such as
office or multifamily. in this case, residentially zoned
and occupied properties are located adjacent to the west and
north of the site. The building itself is located very near
the north property line which prohibits any sort of zoning
buffer. it would perhaps be possible to buffer the
residential property to the west.
PA
October 24, 1996
ITEM NO.: 4 Z-6203 (Cont.
Staff believes a less intensive zoning classification would
be more appropriate for this site. Unfortunately, any
lesser commercial zoning ddsignation would prohibit use of
the site for an auto body shop.
STAFF RECOMMENDATION
Staff recommends denial of the
recommends that the property be
zoning designation.
PLANNING COMMISSION ACTION:
requested C-4 zoning. Staff
zoned to a less intensive
(OCTOBER 24, 1996)
Pat McGetrick was present representing the application.
There were no objectors present. Staff presented the item
and recommendation of denial of C-4 zoning. Dana Carney, of
the Planning Staff, explained staff's concerns about placing
C-4, open display zoning at this location. Mr. Carney
stated that staff could support some less intensive zoning
designation that did not allow open display.
Mr. McGetrick addressed the Commission. He stated that he
would amend the application to C-3 rezoning. Mr. McGetrick
also asked approval of a conditional use permit to allow for
use of the existing building as a tire/muffler sales and
installation business, with no open display.
In response to a question from Commissioner Adcock, Mr.
McGetrick stated there would be no outside storage/display
of tires and mufflers.
In response to questions from Chairman Woods and
Commissioner McCarthy, Mr. McGetrick restated that he was
amending the application to a C-3 rezoning request with a
conditional use permit to allow for use of the existing
building as a tire/muffler shop with no outside display or
storage of materials or merchandise.
Staff was asked about the proposition offered by Mr.
McGetrick. Mr. Carney responded that staff could support
the proposal since it eliminated the open display associated
with C-4 zoning.
A motion was made to approve the application, as amended to
C-3, including the conditional use permit to allow for use
of the existing building as a tire/muffler shop with no
outside display or storage. The motion was approved by a
vote of 10 ayes, 0 noes and 1 absent.
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