Loading...
HomeMy WebLinkAboutZ-6801 Staff AnalysisFebruary 17, 2000 ITEM NO.: 22 FILE NO.: Z-6801 Owner: Lilly Jones and John Bonner Applicant: John Bonner Location: 3218 Leeds (NW corner of Leeds Street and Asher Avenue); also includes building at 5000-5006 Asher Avenue Request: Rezone from I-2 to C-3 Purpose: Beauty -barber shop and furniture store (two buildings) Size: .32 acres Existing Use: Beauty -barber shop and furniture store SURROUNDING LAND USE AND ZONING North - Single Family homes and lumber yard; zoned I-2 South - Used furniture store, large food distribution company and multiple industrial uses; zoned I-2 East - Car wash, convenience store; zoned I-2 and I-3 West - Liquor store, lumber yard; zoned I-2 PUBLIC WORKS COMMENTS 1. Asher is listed on the Master Street Plan as a principal arterial, dedication of right-of-way to 90 feet from centerline will be required. 2. Leeds Street is classified on the Master Street Plan as a commercial street. Dedication of right-of-way to 30 feet from centerline will be required. 3.A 20 feet radial dedication of right-of-way is required at the corner of Leeds and Asher. With Development 4. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6.Stormwater detention ordinance applies to this property. February 17, 2000 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: Z-6801 7. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 8. Asher has a 1996 average daily traffic count of 22,000. PUBLIC TRANSPORTATION ELEMENT The site is located on a CATA Bus Route. PUBLIC NOTIFICATION All owners of property located within 200 feet of the site, all residents within 300 feet and the Midway, Curran -Conway and South of Asher Neighborhood Associations were notified of the proposed rezoning. LAND USE PLAN ELEMENT The site is located in the I-630 Planning District. The Land Use Plan currently recommends Industrial for the tract. The Industrial designation is true for both sides of Asher Avenue, from Madison to Mary. Otherwise, the Plan recommends Commercial for the majority of properties fronting onto Asher Avenue. Although the Plan indicates Industrial, many of the properties in the immediate vicinity are occupied by commercial businesses. The Asher Corridor Committee, a task force appointed by the Mayor, is in the early stages of reviewing the Land Use Plan and zoning along the corridor. A goal emphasized in the Corridor Committee's vision statement is "to retain and increase a broad range of business activity and to add retail and support services necessary to the business community." STAFF ANALYSIS The request before the Commission is to rezone the .32 acre tract located at 3218 Leeds (5000 - 5006 Asher Avenue) from "I-2" Light Industrial to "C-3" General Commercial. The site contains two buildings. The larger building is occupied by a furniture/retail store. The smaller building, F, February 17, 2000 SUBDIVISION ITEM NO.: 22 (Cont.) which fronts onto Leeds Street, a beauty salon. Beauty salons thus prompting the rezoning to both uses. FILE NO.: Z-6801 is proposed for occupancy by are not permitted in I-2, C-3 which will accommodate The property is located in an area of mixed uses although the predominate zoning is I-2. A self -serve car wash and convenience gas station are located on the I-2 and I-3 zoned properties across Leeds Street to the east. A retail liquor store is located on the I-2 zoned property to the west. Three single family homes, a blade -sharpening shop and a lumber yard are located on the I-2 zoned properties immediately to the north. The I-2 zoned properties across Asher Avenue to the south are occupied by a variety of uses including a used furniture store, a tire shop, a car wash and a large, wholesale food distributor. Kaufman Lumber, a large lumber yard/home center, is located one block to the west on I-2 zoned property. It appears that the true industrial uses are primarily located on the south side of Asher Avenue. All of the businesses on the north side of Asher in the immediate vicinity of the site appear to be C-3 and C-4 uses, although they are located on I-2 and I-3 zoned properties. Staff believes the requested C-3 zoning to be appropriate for the property. No land use plan amendment is necessary to accommodate the rezoning. Leeds Street currently has a right-of-way of 40 feet (20 feet from centerline). The Master Street Plan requires a right-of-way of 60 feet (30 feet from centerline). Asher Avenue has a right-of-way of 60 feet (30 feet from centerline). The Master Street Plan requires a right-of-way of 90 feet (45 feet from centerline). The larger building is located within 7 feet of the Asher right-of-way and sits on the property line on Leeds Street. The smaller building has an existing setback of 7.5 feet from Leeds Street. Staff believes it is appropriate to dedicate the required rights-of-way where possible, around the footprint of the buildings and defer the full dedication until such time as the property is redeveloped. 3 February 17, 2000 SUBDIVISION ITEM NO.: 22 (Cont.) FILE NO.: Z-6801 STAFF RECOMMENDATION Staff recommends approval of the requested C-3 zoning. Staff also recommends approval of a deferral of the full right-of-way dedication until such time as the property is redeveloped with the required right-of-way to be dedicated at this time around the footprint of the existing buildings. PLANNING COMMISSION ACTION: (FEBRUARY 17, 2000) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval of the rezoning and of the deferral of a portion of the right-of-way dedication. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 9 ayes, 0 noes and 2 absent. 4