HomeMy WebLinkAboutZ-6267 Staff AnalysisApril 17, 1997
ITEM NO.: 2
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing use:
FILE NO.:
Buel Wortham
Buel Wortham
#5 Terrace Place
Rezone from R-2 to C-3
-6267
Provide parking for adjacent
building at #1 Terrace Place;
perhaps build at later date.
.31± acres
Vacant, gravel covered lot
SURROUNDING LAND USE AND ZONING
North - Vacant, one-story building; zoned C-3
South - Apartment building; zoned R-2
East - Apartments and vacant lot; zoned R-2 and R-5
West - Vacant lot; zoned R-2 and tavern; zoned C-3
PUBLIC WORKS COMMENTS
Right-of-way is 50 feet versus commercial right-of-way of 60
feet. The short cul-de-sac street could be considered a
minor commercial street; except it is longer than 300 feet.
However, staff will support a waiver of additional right-of-
way for Terrace Place. Mann Road right-of-way is as
required for this collector.
With construction:
1. Driveways shall conform to Sec. 31-210 or Ordinance
16,577.
2. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards with any planned
construction.
3. Mann Road has a 1995 average daily traffic count of 4800.
LAND USE ELEMENT
The property is located in the Geyer Springs West District.
The Land use Plan recommends Multifamily for this site.
The request is not in conformance with the land use plan.
Staff can not support a commercial land use to intrude into
April 17, 1997
ITEM NO.: 2 Cont. FILE NO.: Z-6267
the residential neighborhood. The site in question is
bordered on three sides by residential land uses. After
review of the area, staff finds that a change to the land
use plan would not be appropriate.
PUBLIC TRANSPORTATION ELEMENT
The site is not located on a Central Arkansas Transit Bus
Route.
STAFF ANALYSIS
The request before the Commission is to rezone this .31±
acre tract from "R-2" Single Family to "C-3" General
Commercial. The lot is currently undeveloped although it is
covered with gravel and appears to have been used as a
parking lot. The applicant's immediate intent is to develop
the site as a parking lot to serve the adjacent, C-3 zoned
building. At some later date, a building may be built on
the site.
The lot is located on the west side of Terrace Place, one
lot south of Mann Road. The properties which abut Mann Road
are zoned C-3 and contain a variety of commercial uses. The
C-3 zoned lot adjacent to the north contains a vacant
building which once housed a tavern. A tavern is also
located on the C-3 zoned lot to the west which fronts on
Mann Road. Other than the lots directly on the corner, all
of the remaining properties on Terrace Place are
residential; zoned R-2 or R-5. These lots are fairly evenly
divided between those which are developed as small apartment
buildings and those which are vacant.
The adopted Land Use Plan reinforces the existing zoning by
limiting commercial to those lots which front onto Mann
Road. The remainder of Terrace Place is shown as
Multifamily on the Plan.
Staff feels it is inappropriate to extend the C-3 zoning any
further off of Mann Road. Allowing commercial zoning to
extend further down Terrace Place would have a negative
impact on the residential neighborhood. If the applicant's
primary interest is to provide additional parking, that can
be addressed by the Board of Adjustment. This would allow
for site plan review and would not result in inappropriately
placed C-3 zoning.
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April 17, 1997
ITEM NO.: 2 (Cont.) FILE NO.: Z-6267
STAFF RECOMMENDATION
Staff recommends denial of the requested C-3 zoning. The
request is in conflict with the Land Use Plan and could
negatively impact the residential neighborhood.
PLANNING COMMISSION ACTION: (APRIL 17, 1997)
The applicant was not present. There was one objector
present. A letter of opposition from the West Baseline
Neighborhood Association had been presented to the
Commission. Staff presented the item and a recommendation
of denial.
Jim Kester, president of the West Baseline Neighborhood
Association, spoke in opposition to the zoning request.
A motion was made to approve the requested C-3 zoning. The
motion failed by a vote of 0 ayes, 9 noes and 2 absent.
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