Loading...
HomeMy WebLinkAboutZ-6332 Staff AnalysisJuly 10,'1997 ITEM NO.: 6 .FILE NO.: Z-6332 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Agnes and Madison Wilson Madison Wilson 8209 Baseline Road Rezone from R-2 to C-4 Pawn shop with used car sales .95 acres Pawn Shop SURROUNDING LAND USE AND ZONING North - Various industrial uses, zoned I-2; recently approved car wash/detail shop, proposed PDI South - Entergy Utility yard, zoned R-2, nonconforming I-2 East - Entergy Utility yard, zoned R-2, nonconforming I-2 West - Mobile home park, zoned R-2, nonconforming R-7 PUBLIC WORKS COMMENTS 1. Baseline Road is a principal arterial on the Master Street Plan. Dedicate right-of-way to 45 feet from centerline for this reduced standards principal arterial. 2. If reconstruction of property is planned: a. Driveway shall conform to Sec. 31-210 or Ordinance 16,577. b. Appropriate handicap ramps will be required per current ADA standards. 3. Baseline Road has a 1995 average daily traffic count of 15,000. PUBLIC TRANSPORTATION ELEMENT The site is located on a Central Arkansas Transit Bus Route. LAND USE ELEMENT The site is located in the Geyer Springs West District and is shown as commercial on the plan. The Plan shows Industrial is to the north of the site, Low Density Multi- family adjacent to the west, and Commercial to the east and south. Currently, there is a study to develop a neighborhood action plan, which includes this site. The July 10, 19,97 ITEM NC • 6 {Cont.) FILE NO.: Z-6332 Southwest Plan was begun in November of 1996 and is expected to be completed in the fall of this year. STAFF ANALYSIS The request before the Commission is to rezone this .95 acre site from R-2 Single Family to C-4 Open Display Commercial. A 5,700± square foot commercial building is currently located on the western portion of the property. The eastern half is vacant. The building has a history of nonconforming business use. It was most recently occupied by a pawn shop. Once rezoned, the applicant proposes to continue the pawn shop operation but will add vehicle sales to the site. The property is located in an area of mixed zoning and uses although industrial is the primary use to the north, south and east and residential is the primary use to the west. A large Entergy Utility yard occupies the R-2 zoned property adjacent to the east and south of the site. This industrial use is zoned R-2. Industrial uses occupy the majority of the properties across Baseline Road to the north. The Commission recently approved a PD -I for a car wash/detail shop across Baseline Road to the northeast. A nonconforming mobile home park is located on the R-2 zoned property adjacent to the west. Multifamily developments and a single family neighborhood are located to the west beyond the mobile home park. The Geyer Springs West District Land Use Plan currently recommends Commercial for this site and the large Entergy utility site. Low Density residential is recommended for the properties to the west and Industrial is recommended for properties to the north. Currently, there is an ongoing study to develop a neighborhood action plan, which includes this site. The study began in November of 1996 and is expected to be completed in fall of 1997. The results of that study will then be forwarded to the Commission. It is possible that changes to the Land Use Plan will come out of the study. Staff believes this site is appropriate for the requested C-4 zoning. It is located on a heavily traveled principal arterial. Industrial uses are located to the north, south and east. The single family residential neighborhood is separated from the site by a large mobile home park. The mobile home park is itself screened by the building which occupies the site. Redevelopment of this site must conform to current city code. Any areas proposed for vehicle sales will have to be properly paved and landscaped. No open display of any kind whatsoever is permitted in the first 20 feet of the required front yard setback area in the C-4 zone. 0a July 10, 1997 ITEM NO • 6 (Cont.) FILE NO.: Z-6332 STAFF RECOMMENDATION Staff recommends approval of the requested C-4 zoning. The request conforms to the current Land Use Plan and is compatible with uses in the area. PLANNING COMMISSION ACTION: (JULY 10, 1997) The applicants were present. There were two objectors present. One letter of opposition had been received from the West Baseline Neighborhood Association and had been forwarded to the Commission members. Staff presented the item and a recommendation of approval. Dana Carney, of the Planning Staff, informed the Commission that he had attended a meeting with the applicants and representatives of the neighborhood association on July 9, 1997. At that meeting, the association members stated that they would not accept C-4 zoning but that they would accept C-3 zoning and an automobile sales lot. Mr. Carney stated that he had informed the parties that a Planned Zoning District could accommodate such a mixture of uses. The applicants however, had stated that they wished to pursue the C-4 zoning. Commissioner Adcock asked Pat Herman, of the Planning Staff, to comment on the neighborhood action plan. Ms. Herman responded that the Plan study was ongoing and that she expected the Plan to be presented to the neighborhood in late August or September 1997. Asked what the neighborhood action plan proposed for this site, Ms. Herman responded that the plan would propose CS, Community Shopping. Madison Wilson spoke in support of his application. He stated that he wished to bring his nonconforming property into conformance with the zoning recommended by the current land use plan. He showed several letters from neighboring property owners all in support of the requested rezoning. Staff did not receive copies of those letters. Agnes Wilson spoke in support of the application. Ms. Wilson discussed commercial development in the area and stated that this site was appropriate for C-4 zoning. She stated that all abutting property owners supported the request. Ms. Wilson commented that she was not even aware of the existence of the neighborhood association until she was advised of its opposition to her rezoning request. Jim Kester, president of the West Baseline Neighborhood Association, addressed the Commission. He confirmed the meeting of the previous evening and stated that the association was willing to accept C-3 uses and an auto sales lot on the property but that they were not supportive of a 3 July 10, 1997 ITEM NO.; 6 Cont. FILE NO.: Z-6332 blanket C-4 zoning. Mr. Rester stated that association members felt that a planned zoning district was a reasonable alternative. Dana Carney, of the Planning Staff, stated that although staff felt C-4 was appropriate for the site, he had suggested the Planned Zoning District as an option which would satisfy the neighborhood's concerns and meet the applicant's needs. Commissioner Adcock stated that she would not support C-4. She stated that she would vote no if the item was not amended to a PZD. Jim Lawson, Director of Planning and Development, stated that he felt the suggested PZD was a good compromise. Commissioner Lichty asked the applicants why they would not accept the suggested compromise when it gave them exactly what they want. Mr. Wilson responded that staff had recommended approval of C-4. Commissioner Lichty stated that the neighborhood association had offered a very good compromise. Jim Lawson informed the Commission that based on new information, including the compromise suggested by the neighborhood, staff was changing its recommendation to one of support for a PZD with the permitted uses being an automobile sales lot and the list of permitted C-3 uses. Mrs. Wilson stated again that she wanted C-4 zoning. Commissioner Daniel told Mrs. Wilson that there are other uses in the C-4 district that the neighborhood objects to. He suggested that she work with the neighborhood. Commissioner Putnam asked Mrs. Wilson if she wanted to sell cars on the property. Mrs. Wilson responded that she did. Mr. Putnam told her that she could do that if she would accept the PZD as recommended by staff. Mrs. Wilson asked if accepting the PZD meant that other C-4 uses would not be permitted. Commissioner Hawn made a motion to approve the C-4 request as filed. The motion was seconded. Dana Carney explained to the Wilsons that the Commission was about to vote on the C-4 request as was filed, in spite of suggestions to them that a PZD was the better option. Mrs. Wilson responded that the Commission had recently approved a car wash just across Baseline Road. 4 July 10, 107 ITEM NO.• 5 Cont. FILE NO.• Z-6332 The vote on the motion was 0 ayes, 8 noes, 1 absent and 2 abstaining (Putnam, Woods).