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HomeMy WebLinkAboutZ-6282 Staff AnalysisApril 17, 1997 ITEM NO.: 4 FILE NO.: Z-6282 Owner: Donna Dayer Applicant: Donna Dayer Location: 3914-3918-3922 West 12th Street Request: Rezone from R-3 to C-3 Purpose: No specific development proposed at this time. Size: .41± acres Existing Use: One single family residence, one gravel parking lot, one story brick building (Alert Center), one story block building (barber shop) SURROUNDING LAND USE AND ZONING North - Duplex and single family, vacant lot; zoned R-3 South - Union Rescue Mission Thrift Store; zoned C-3 East - Parking lot and church; zoned R-3 and R-4 West - Beauty shop and pharmacy; zoned C-3 PUBLIC WORKS COMMENTS Dedicate 10 feet of right-of-way on 12th Street as required by the Master Street Plan including a 20 foot radial dedication at intersection prior to building permit, if removal of existing building is planned with redevelopment. With construction: 1. Repair of curb and gutter and/or sidewalk damaged during or prior to construction with construction. 2. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards with any planned construction. 3. Driveways shall conform to Sec. 31-210 or Ordinance 16,577. 4. Stormwater detention ordinance applies to this property. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Cedar Street has a 1995 average daily traffic count of 5700. April 17, 1997 ITEM NO.: 4 Cont. FILE NO.: 2--6282 7. 12th Street has a 1995 average daily traffic count of 9900. LAND USE ELEMENT The property is located in the I-630 District. The Land Use Plan recommends Commercial for this site. The request is in conformance with the land use plan and is appropriate for the area. The site in question is bordered on three sides by other non-residential land uses. There is no land use issue. PUBLIC TRANSPORTATION ELEMENT The site is located on a Central Arkansas Transit Bus Route which extends down West 12th Street. STAFF ANALYSIS The request before the Commission is to rezone these three lots, totaling .41± acres, from "R-3" Single Family to -C-3- General Commercial. One lot contains a frame single family residential structure, the second lot is a gravel covered parking lot and the third lot contains two buildings; one housing a City of Little Rock Alert Center and the second housing a small barbershop. The applicant proposes no new development at this time. The properties are located at the northeast corner of West 12th Street and Cedar Street. There are many commercial uses along this portion of 12th Street. The C-3 zoned properties across Cedar Street, to the west, contain uses such as a pharmacy and beauty shop. The Union Rescue Mission thrift store is located on the large C-3 zoned property across 12th Street to the south. Other uses in the immediate vicinity include churches and single family homes. The R-3 zoned properties across the alley to the north contain duplex and single family residences. Several of the residential structures in the area are vacant and boarded up. A church and parking lot occupy the R-3 and R-4 zoned properties directly to the east. The I-630 District Land Use Plan recommends Commercial for these lots. The site on the corner has a long history of use as nonresidential and it is extremely unlikely that either this lot or the vacant lot to the east will ever be developed as residential. The commercial and institutional uses surrounding the third lot have made its residential use undesirable. 2 April 17, 1997 ITEM NO.: 4 Cont. FILE NO.: Z-6282 Staff believes the C-3 request to be reasonable for these lots. The request conforms to the Land Use Plan and commercial use is compatible with the area. An additional 10 feet of right-of-way for 12th Street and a 20 foot radial dedication at the intersection is required to conform to the Master Street Plan. The building on the corner lot has a 0 foot setback from Cedar Street and actually extends .5 feet across the 12th Street property line. The applicant does not desire to dedicate additional right-of-way. The Commission is asked to vote on a request to waive the right-of-way dedication. STAFF RECOMMENDATION Staff recommends approval of the requested C-3 zoning. The request conforms to the Land Use Plan and is compatible with other uses in the area. Staff does not support a waiver of the right-of-way dedication. Staff recommends that the required 10 feet be dedicated for the eastern two lots which have the most immediate redevelopment potential. Staff also recommends that the 12th Street and corner radial dedication for the lot at the northeast corner of 12th and Cedar be deferred until such time as this lot is redeveloped. PLANNING COMMISSION ACTION: (APRIL 17, 1997) The applicant was present. There were no objectors present. Staff presented the rezoning request and a recommendation of approval. Staff also informed the Commission that the applicant had agreed to staff's recommendation to defer the required 12th Street and corner radial dedication for the lot at the northeast corner of 12th and Cedar until such time as that lot is developed. The right-of-way for the eastern two lots will be dedicated through this rezoning. The C-3 rezoning request and the staff recommended right-of- way deferral were placed on the Consent Agenda and approved by a vote of 9 ayes, 0 noes and 2 absent. 3