HomeMy WebLinkAboutZ-6897 Staff AnalysisSeptember 28, 2000
ITEM NO.: 1
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
FILE NO.: Z-6897
Crispin Arcedera
Crispin Arcedera
3524 Mabelvale Pike
Rezone from R-3 to C-4
Develop property as a plant
nursery
.38 acre
Vacant
SURROUNDING LAND USE AND ZONING
North - Book Bindery; zoned I-2
South - Floodplain, outside of city limits; no zoning
East - Auto repair and entrance to Quality Foods
Distribution Center; zoned I-2
West - Church School Gymnasium; zoned 0-1
PUBLIC WORKS COMMENTS
1.Mabelvale Pike is listed on the Master Street Plan as a
minor arterial, dedication of right-of-way to 45 feet
from centerline is required. `
2. Dedicate regulatory floodway easement to the City of
Little Rock.
With Building Permit
3. 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.
4. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5. Driveways shall conform to Sec. 31-210 or Ordinance
#18,031.
PUBLIC TRANSPORTATION ELEMENT
The site is not located on a CATA Bus Route.
September 28, 2000
ITEM NO. -:---1 (Cont.)
PUBLIC NOTIFICATION
FILE NO.: -2-689-7-
All owners of property located within 200 feet of the site,
all residents within 300 feet and the South of Asher,
Curran -Conway, Geyer Springs and SWLR UP Neighborhood
Associations were notified of the rezoning request.
LAND USE PLAN ELEMENT
The site is located in the I-630 Planning District. The
adopted Plan recommends "LI" Light Industrial for this
property and the abutting properties that front onto
Mabelvale Pike. The uses permitted in "I-211, the zoning
designation which corresponds to the Plan designation, and
"C-41", the zoning requested by the applicant, are very
similar. Both allow similar outdoor display uses and have
similar setback requirements. C-4 does prohibit open
display within the first 20 feet of the front yard setback.
In staff's opinion, allowing the C-4 zoning should not
require an amendment to the Plan. The proposed plant nursery
could be viewed as more of a "holding use" for the site with
its true development potential lying with expansion of
either the industrial use or school use that abut the site
on the north and west.
The site is not within an area currently covered by a
neighborhood action plan. This area lies south of the
boundary of the Oak Forest Neighborhood Action Plan and the
Asher Avenue Corridor Study.
STAFF ANALYSIS
The request before the Commission is to rezone these two
lots, totaling .38± acres, from "R-3" Single Family to "C-4"
Open Display Commercial district. The property is currently
vacant. The dilapidated structures that previously existed
on the site have been removed. The applicant proposes to
develop the site as a plant nursery.
The property is located on the west side of Mabelvale Pike,
several lots south of West 35th Street. The city limits
line abuts the property on the south. The property to the
south is not zoned and is vacant, being mostly floodway. A
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September 28, 2000
ITEM NO.: 1 (Cont.)
FILE NO.: Z-6897
book bindery is located on the I-2 zoned property adjacent
to the north. A church -school gymnasium is located on the
0-1 zoned property to the west. The gymnasium fronts onto
West 35th Street so that the rear of the building abuts the
subject property. A large area of I-2 zoned properties is
located across Mabelvale Pike, to the east. Uses in that
area include an auto repair garage and the entrance to a
large food distribution company campus. Numerous other
industrial, commercial and non-residential uses are located
in the immediate vicinity. Mabelvale Pike is a heavily
traveled minor arterial street.
Staff believes this site is an appropriate location for the
proposed use and that the requested C-4 zoning is compatible
with uses and zoning in the area.
STAFF RECOMMENDATION
Staff recommends approval of the requested C-4 zoning.
PLANNING COMMISSION ACTION: (SEPTEMBER 28, 2000)
The applicant was present. There was one interested party
present. A letter had been received from Janet Berry, of
Southwest Little Rock United for Progress, in which she
voiced support for the proposed use but urged the Commission
to consider a Planned Development or a conditional use
permit rather than C-4 zoning. Staff presented the item and
a recommendation of approval.
Norm Floyd spoke on behalf of Janet.Berry and reiterated her
concern about C-4 zoning.
A motion was made to approve the requested C-4 zoning. The
motion was approved by a vote of 9 ayes, 0 noes and 2 absent.
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