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Overview zoning problems. at
600 North Tyler, Little Rock, AR
Material submitted in opposition to PD -C short form revision to case #
Z -6481D November 10, 2005
by Mark Robinette --homeowner in affected area.
Why can't a commercial enterprise survive in
this area of the neighborhood?
• Area is more residential than it was when city granted PD -C in 1998.
Market forces show that area is best suited for residential use. Rapid
and consistent appreciation of residential properties while subject
property has failed to keep a commercial tenant.
Commercial enterprises that depend on high volume of customers need
traffic, visual attraction, and good ingress/egress. This is neither
attainable nor desirable at the subject property.
2
Why is this PCD and its proposed
amendments unfair to homeowners in. the
neighborhood?
Property has PD -C status, but there has been no development of the
site other than routine repairs, redecoration, and to change or expand
the use. In effect, the PD -C allows the property owner to continue what
was a non -conforming use without any danger of losing the use by
attrition or vacancy. This robs surrounding residents of right to see
property fall back to conformance with zoning district and/or building
codes.
Exemption from off-street parking requirements allows subject
property to take more than its fair share of street parking all of time.
This interferes with the surrounding homeowners' ability to have
social guests during evening hours. Extending hours of operation into
the evening and granting more seats will exacerbate the problem.
• Nuisance problems such as noise and odors will increase with
increased patronage.
3
Neighborhood Character
1W Residential interspersed with community -serving organizations such as
churches and schools.
• Nearest commercial encroachment is five blocks away on Markham.
• Threatened encroachment down Lee one block from University (8
blocks away).
40 Not a part of Hillcrest Historic District where mixed use is
commonplace within a block of Kavanaugh. Most homes built at or
post WWII with eye towards homogeneous residential character.
Subject property is an island of commercial activity in a sea of
residential and institution use.
t General Character of Neighborhood
Area Most Affected
N
Subject Property
PD -C 1-,
All Other Property is R!
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General Character of Neighborhood
View from Woodlawn street north down Polk
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General Character of Neighborhood
View down Tyler from Woodlawn to south
16
General Character of Neighborhood
View from C street north down Tyler
Homes effected by Subject Property --Tyler Street
i
Homes effected by Subject Property --Tyler Street
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Homes effected by Subject Property --Tyler Street
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Subject Property
22
Subject Property
Nature of business operating at subject
property.
• Low-priced restaurant, review by Arkansas Times calls it "truck stop"
food. Requires high volume.
• Former location was intense commercial area in North Little Rock.
Many customers come from North Little Rock to patronize the
restaurant at present location.
• Accustomed to four lanes of commercial traffic.
Accustomed to ample off street parking.
• At former location, no limits on hours of operation except by police
order (Source: North Little Rock Zoning Department).
24
Pancho's Villa in Former Location
View to East
Down Broadway
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View to Vilest
Down Broadway
•Property abuts both industrial and commercial property.
Thousands of cars worth of traffic per day.
Other restaurants in immediate vicinity.
25
Pancho's Villa in Former Location
View of Parking Lot
View from Back
of Parking Lot
eAmple off-street parking for 15+ cars.
•Larger square footage --could easily accommodate 56 seats.
26
Parking Problems at New Pancho's Villa
Location
• Potential for too many patron cars resulting in no street parking for
residents.
• Obstructing intersection of Woodlawn and Tyler.
Parking too close to corner on both sides of street --difficult to turn east
or west on Woodlawn.
e Parking on both sides of street --hard for emergency vehicles to pass
safely.
Illegal parking.
Blocking of driveways by restaurant patrons.
27
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Anticipated problems from increased seating
and hours (potential for greater business).
• Model of parking shows that greater patronage will severely limit the
ability of homeowners to have access to their fair share of the street
parking and therefore limit the ability of homeowners to have social
guests (a key part of the quiet enjoyment of one's home).
• Greater noise from traffic, car doors shutting.
• More odors from both dumpster and restaurant ventilation system.
• Garbage from restaurant will breed more insects and rodents.
30
Ability of homeowners to have social guests.
Typical evening without restaurant operating. Parking on
Tyler looking South to North from Lee.
Having social guests: baby showers, wedding showers, dinners, family gatherings,
book clubs, a few visitors, sports watching parties --what you use your home for! !
The above photo is only one homeowner
on Tyler having social guests! (— 10 cars). 31
Street Parking Model Assumptions
• Residents without off-street parking always get a spot.
• Four employee cars.
• Six cars from residents without off-street parking.
• Patrons park as close as possible and do not utilize ECDC or
Woodlawn Baptist parking at night.
• No Illegal Parking.
Car takes up an area of 18' x T (length and width of typical sedan plus
2 feet in front and rear to allow parallel parking).
32
0 Patron Cars
® Resident without off street parking
o Restaurant employee
= Restaurant Patron
Driveway/Alleyway/No Parking Zone
Woodlawn
F
Scale: 1 in = 100 ft
Subject
Prupeny
Lee Avenue (No Parking)
x
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33
5 Patron Cars
Q Resident without off street parking
o Restaurant employee
o Restaurant Patron
Driveway/Alleyway/No Parking Zone
Woodlawn
5
Subjc^r[
Properry
F aI rp arIc
ECDC
Scale: 1 in = 100 ft
Lee Avenue (No Parking)
34
10 Patron Cars
IIS Resident without off street parking
o Restaurant employee
= Restaurant Patron
— Driveway/Alleyway/No Parking Zone
♦ Woodlawn
L I
S
Fai rpark
ECDC
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Subject
Property
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Scale: 1 in = 100 ft Lee Avenue (No Parking)
15 Patron Cars
r=R Resident without off street parking
o Restaurant employee
F -I Restaurant Patron
— Driveway/Alleyway/No Parking Zone
�— Woodlawn
5
Fa*rixir
ECDC.
❑9
36
Scale: 1 in = 100 ft Lee Avenue (No Parking)
20 Patron Cars
Resident without off street parking
o Restaurant employee
Fm- Restaurant Patron
Driveway/Alleyway/No Parking Zone
Woodlawn
luhjre[
Fairpark
LCDC-
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Scale: 1 in= 100 ft Lee Avenue (No Parking)
25 Patron Cars
Eazi Resident without off street parking
o Restaurant employee
= Restaurant Patron
Driveway/Alleyway/No Parking Zone
14 Woodlawn
Subject
Property
1z II II I 1
38
Scale: 1 in = 100 ft Lee Avenue (No Parking)
30 Patron Cars
® Resident without off street parking
o Restaurant employee
o Restaurant Patron
— Driveway/Alleyway/No Parking Zone
3❑
� 4
�— Woodlawn 10
5uhlecl
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i�ru�rry
■
Fairpark
ECDC.
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39
Scale: 1 in = 100 ft Lee Avenue (No Parking)
35 Patron Cars
r -----i Resident without off street parking
o Restaurant employee
u Restaurant Patron
Driveway/Alleyway/No Parking Zone
Woodlawn
S
Subjeei
Property
40
Scale: 1 in= 100 ft Lee Avenue (No Parking)
40 Patron Cars
om Resident without off street parking
o Restaurant employee
�-� Restaurant Patron
Driveway/Alleyway/No Parking Zone
Woodlawn
J
Subject
Property
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41
Scale: 1 in = 100 ft Lee Avenue (No Parking)
45 Patron Cars
m Resident without off street parking
o Restaurant employee
=1 Restaurant Patron
Driveway/Alleyway/No Parking Zone
Woodlawn
5
L�]
F ai rp ark.
ECDC
Cd
42
Scale: 1 in= 100 ft Lee Avenue (No Parking)
50 Patron Cars
m Resident without off street parking
o Restaurant employee
Restaurant Patron
Driveway/Alleyway/No Parking Zone
14 Woodlawn
5
SUhject
Prnpcny
ECDC
i.�
CMC3
F=-1
43
Scale: 1 in = 100 ft Lee Avenue (No Parking)
Parking Model demonstrates:
-At 5 to 10 patron cars, houses 7 and 10 lose ability to host social
guests
•At 15 to 20 patron cars, houses 8 and 11 are severely limited on
ability to host social guests.
•Also, houses 9 and 12 lose considerable capacity at 15 to 20 patron
cars.
*At 20 to 30 patron cars, houses 9 and 12 lose nearly all ability to host
social guests.
Also, houses 4, 5, and 13 lose capacity to host social guests at 20 to
30 patron cars.
•At greater than 30 patron cars, nearly all houses are affected.
Fifty cars would choke out nearly all of the street parking for houses
depicted.
Why vote against?
• City would sanction property to have 56 dinner guests six nights a week.
Thirty six is already unreasonable given the almost exclusive residential
character of this area of the neighborhood.
• Homeowners generally use their property for social purposes after 7 p.m. With
the closing time at 6:30 p.m., the homeowner loses an hour and a half of quiet
time at their home. Extending hours to 9 p.m. and beyond will leave the
homeowner's time for full enjoyment to the hours of 9 p.m. to 10:30 a.m. This
is only an hour before bed and a few hours during the workday!
• There will be personal conflicts over street parking when homeowners have
social events. Police might have to mediate scuffles and disputes.
• Ignorance of the law is no excuse—the developer knew or should have known
of the restrictions before leasing the property. There was a highly publicized
board of directors meeting on this issue in 2003 that settled this issue.
Developer has duty of due diligence!
• Property owners should not pay for city's mistake of zoning property PD -C. A
successful commercial enterprise in this area will make it very difficult for any
of the homes pictured in the prior slides to obtain top dollar in the real estate
market or have an appreciation rate similar to comparable homes without the
PD -C. This also dilutes the city's property tax base and encourages developers
to abuse the PD and PU process. 45
Why vote against?
• A PD -C should add needed benefits that exceed the cost to the neighborhood.
There are already plenty of restaurants in the area on Kavanaugh and on
Markham. Having one more is not a necessary or substantial benefit. The only
parties that gain are the leasee's North Little Rock customer base, the leasee,
and the property owner.
• It is incompatible with the surrounding residential area.
• It does not keep with the character of the neighborhood.
• It has a negative effect upon the future development of the area.
• It makes the surrounding residential properties less desirable and the
neighborhood less stable.
• Nuisance concerns (odors, noise, bugs, rodents).
ID
Acceptable outcomes:
Short term: Long terns:
Allow hours from 10:30 a.m. to 7 • Revoke the PD -C status and allow
p.m. from Monday to Thursday.
the city's non -conforming use
Closed Saturday, Close at 5:30
provisions to do their job: If the
p.m. Friday night. This allows
city hadn't granted the PD -C, we
homeowners to have the full
wouldn't be in this mess.
enjoyment of their property on the
e OR
weekends when they are home and
. Take the 5 foot right of way to
on Friday nights when dinner
continue the master street plan and
guests at home are common.
condemn the property outright. A
new park would be lovely here!
That's something the community
always has legitimate need for—
more green space.
47
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City of Little Rock
Planning and Development
Filing Fees
Date: --all-1-1
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Annexation
$
Board of Adjustment
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Cond. Use Permit/T.U.P.
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Final Plat
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Dev.
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Planned Unit
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Preliminary Plat
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Special Use Permit
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Site Plans
Street Name Change
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Public Hearing Sir
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Total
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