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HomeMy WebLinkAboutZ-6380-A Staff AnalysisOctober 2, 1997 ITEM NO.: 2 FILE NO.: Z -6380-A Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Tommy Hilburn British Cars of Little Rock 7316 Kentucky Avenue Rezone from C-3 to C-4 Provide employee parking and overflow inventory space for adjacent auto sales company. .16± acres Vacant, overgrown lot SURROUNDING LAND USE AND ZONING North - Backyard Burgers drive through restaurant; zoned C-3 South - Multifamily residential; zoned R-5 East - Auto sales lot; zoned C-4 West - Doctor's office and shopping center; zoned C-3 PUBLIC WORKS COMMENTS 1. Dedication of right-of-way to 30 feet from centerline of Kentucky is required. 2. For construction of parking lot construct half street improvements to commercial standards including sidewalks. 3. Submit two copies of site grading and drainage plans, and street plans to Bruce Kemmet, 701 W. Markham, prior to construction. 4. Driveways shall conform to Sec. 31-210 or Ordinance 16,577. LAND USE ELEMENT The site is in the West Little Rock District. The Plan recommends Commercial use. The request is for Commercial use. The only Plan amendment in the area occurred in late 1996. This amendment reduced the intensity of the Land Use Plan to the south of this site. The closest change was one block away -- Illinois and Georgia. This change was from Commercial to Multifamily use for an existing apartment complex. Due to the existing multifamily across the street, no access should be permitted to Kentucky. The request appears to be in conformance with the Plan. Staff believes October 2, 1997 ITEM NO.: 2 Cont. FILE NO.: Z -6380-A the request is reasonable as long as steps are included to protect the existing residential use. PUBLIC TRANSPORTATION ELEMENT The site is not located on a Central Arkansas Transit Bus Route. A bus route does extend down Cantrell Road, 1/2 block to the north. STAFF ANALYSIS The request before the Commission is to rezone this vacant, .16± acre lot from C-3 to C-4. Once rezoned, the lot will be developed as parking for the adjacent automobile sales business. The applicant states that the lot will be screened and access will be taken through the auto sales lot. Staff believes the C-4 rezoning request to be reasonable for this property. This small undeveloped lot is literally "sandwiched" between the back of the auto sales company's building, the back of the restaurant and the back of the doctor's office. Due to the slope up from the street, it would be impractical to develop the lot with a use which would require access from Kentucky Avenue. If it is to be developed at all, it is best to combine it with one of the abutting uses, as is proposed. The property is located in the heavily commercial Cantrell Road corridor. The properties to the north, east and west are developed with a variety of commercial uses. British Cars of Little Rock occupies the C-4 zoned property to the west. Multifamily residential uses are located on the R-5 zoned properties across Kentucky Street to the south. If staff has any reservations at all about the proposed C-4 zoning, it is the potential impact on these R-5 zoned properties. If the lot is screened and access is taken through the existing car lot, any impact should be negated. In response to staff's concern, the applicant has offered the following condition to be attached to the rezoning of the subject property: There is to be no access from the property onto Kentucky Avenue. The West Little Rock District Land Use Plan recommends commercial for this site. The C-4 zoning request conforms to the adopted Plan and is compatible with development in the area. The condition offered by the applicant mitigates any impact on the multifamily properties to the south. 2 October 2, 1997 ITEM NO.: 2 Cont. FILE NO.: Z -6380-A STAFF RECOMMENDATION Staff recommends approval of the requested C-4 zoning subject to the following condition offered by the applicant: There is to be no access from this property onto Kentucky Avenue. PLANNING COMMISSION ACTION: (OCTOBER 2, 1997) The applicant was present. There were no objectors present. Staff presented the item and the condition offered by the applicant. Staff recommended approval of the rezoning request, with the condition as offered. The item was placed on the Consent Agenda and approved subject to there being no access from this property onto Kentucky Avenue. The vote was 10 ayes, 0 noes and 1 absent. 3 ITEM NO.: 25 FILE Nd.: 2-6380-A Owner: Tommy Hilburn Applicant: British Cars of Little Rock Location: 7316 Kentucky Avenue Request: Waiver from Right-of-way dedication requirement and Boundary Street improvements Purpose: Provide employee parking and overflow inventory space for adjacent auto sales company. Size: .16± acres Existing use: Vacant, overgrown lot SURROUNDING LAND USE AND ZONING North - Backyard Burgers drive through restaurant; zoned C-3 South - Multifamily residential; zoned R-5 East - Auto sales lot; zoned C-4 West - Doctor's office and shopping center; zoned C-3 BACKGROUND The site is in the West Little Rock District. It was approved by the Planning Commission on October 2, 1997 for rezoning from C-3 to C-4, however, the applicant did not request a waiver to right-of-way dedication and street widening. The applicant is now requesting a waiver for right-of-way dedication and street widening. The applicant has agreed to completing the street section including curb and gutter on the frontage to match curb line on either side of the property which is less than ordinance required commercial street standard of 20 feet of right-of-way from centerline versus the commercial street standard of 30 feet. However, the applicant agrees to dedicate a parallel 10 foot drainage and utility easement. 1 PUBLIC WORKS COMMENTS (OCTOBER 2, 1997) 1. Dedication of right-of-way to 30 feet from centerline of Kentucky is required. 2. For construction of parking lot construct half street improvements to commercial standards including sidewalks. 3. Submit two copies of site grading and drainage plans, and street plans to Bruce Kemmet, 701 W. Markham, prior to construction. 4. Driveways shall conform to Sec. 31-210 or Ordinance 16,577. PLANNING COMMISSION ACTION (OCTOBER 2, 1997) The applicant was present. There were no objectors present. Staff presented the item and the condition offered by the applicant. Staff recommended approval of the rezoning request, with the condition as offered. The item was placed on the Consent Agenda and approved subject to there being no access from this property onto Kentucky Avenue. The vote was 10 ayes, 0 noes and 1 absent. STAFF ANALYSIS The existing 27 foot wide street handles traffic safely and does not warrant additional widening with this project. The applicant agrees to provide connectivity of existing curbs on each side of lot frontage, improve drainage, and construct a sidewalk. STAFF RECOMMENDATION Staff recommends approval of applicant's request for a substitution of a 10 foot utility and drainage easement beyond dedication of right-of-way to 20 feet from centerline. Approval of a waiver for the width of street to allow construction to the current width of 27 feet. 2