HomeMy WebLinkAboutZ-6952-A Staff AnalysisMay 3, 2001
ITEM NO.: 3 FILE NO.: Z -6952-A
Owner: Jeffery and Becky Jenkins
Applicant: Jeffery Jenkins
Location: 9117 Asher Avenue
Request: Rezone from R-2 and C-3 to C-4
Purpose: Expansion of wrecker service
Size: .76± acres
Existing Use: Vacant
SURROUNDING LAND USE AND ZONING
North - Vacant; zoned C-3
South - Undeveloped; zoned R-2
East - CLR Parks Department Maintenance Facility;
zoned C-3 and R-2
West - Vacant; zoned C-4 (also owned by applicant)
PUBLIC WORKS COMMENTS
1. Asher Avenue is classified on the master Street Plan as a
principal arterial. Dedication of right-of-way to 45
feet from centerline will be required.
With Building Permit:
2. Provide design of street conforming to "MSP" (Master
Street Plan). Construct one-half street improvement to
these streets including 5 -foot sidewalks with planned
development.
3.Driveways shall conform to Sec. 31-210 or Ordinance
18,031.
4. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5. Stormwater detention ordinance applies to this property.
PUBLIC TRANSPORTATION ELEMENT
The site is located on a CATA Bus Route.
May 3, 2001
ITEM NO.: 3 (Cont.) FILE NO.: Z -6952-A
PUBLIC NOTIFICATION
All owners of property located within 200 feet of the site,
all residents within 300 feet who could be identified and
the Westwood, John Barrow and SWLRUP Neighborhood
Associations were notified of the proposed rezoning.
LAND USE PLAN ELEMENT
The site is located in the Boyle Park Planning District.
The adopted Plan recommends Commercial and Single Family for
the area proposed for rezoning.
The biggest portion of the subject property shown as Single
Family on the Plan is either already zoned C-3 or was used
as parking to serve the commercial uses that previously
occupied the site. This proposed rezoning would "line-up"
with the recently approved C-4 zoning adjacent to the west.
Staff believes no Plan Amendment is necessary.
The property lies within the area covered by the Pecan Lake
- Stagecoach/Dodd - Westwood Neighborhood Action Plan that
was adopted on April 4, 2000. The site is on the perimeter
of the Westwood Neighborhood, although this 3 -part,
neighborhood plan covered a much larger area along the Asher
- Colonel Glenn - Stagecoach corridors. Objectives within
the Westwood Plan were to "maintain adequate or sufficient
buffering between residential and nonresidential uses" and
that "commercial and office activities should remain on
Asher Avenue." There are no residential uses that abut this
site, the R-2 zoned property to the south is undeveloped.
This rezoning request appears to meet the intent of the
action plan.
STAFF ANALYSIS
The request before the Commission is to rezone this vacant,
.76± acre tract from "C-3" General Commercial and "R-2"
Single Family to "C-4" Open Display Commercial. The site
was previously occupied by three commercial buildings and a
parking lot. The buildings have been removed. All that
remains is the deteriorated parking lot and the slabs where
the buildings were located. The northern 200+ foot portion
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May 3, 2001
ITEM NO.: 3 (Cont.) FILE NO.: Z -6952-A
of the property is zoned C-3. The southern portion of the
tract is zoned R-2. A portion of the parking lot extends
into this R-2 zoned area. The tract has been acquired by
the owner of the auto repair/wrecker service located to the
west. He has acquired and is in the process of rezoning
several tracts located around the existing auto
repair/wrecker service business. As a result of the
widening of Asher Avenue and the associated right-of-way
acquisition, the applicant is needing to reconfigure his
operations. The street widening will virtually "wipe-out"
the front portion of his property, including his parking
lot. On December 21, 2000, the Commission approved the
rezoning of some other tracts located around the wrecker
service property from C-3 and R-2 to C-4. The Board of
Directors approved the rezoning on January 16, 2001.
Staff is supportive of the rezoning request. As was
previously mentioned, the property adjacent to the west was
recently rezoned to C-4. This property virtually mirrors
that adjacent property in depth, although it does have
greater width and frontage on Asher Avenue. The C-3 and R-2
zoned property adjacent to the east is occupied by a City of
Little Rock Parks Department maintenance facility, a C-4 or
I-2 use. The vacant properties across Asher Avenue to the
north are zoned C-3. The subject property abuts R-2 zoned
property to the south. Those lots to the south are actually
very deep residential lots which front onto Westwood Drive.
The houses are located on the eastern end of the lots,
nearer Westwood.
The Boyle Park District Land Use Plan recommends Commercial
for the bulk of the site. The C-3 zoning now extends beyond
the Commercial designation and the portion of the tract
which had been used for commercial purposes extends even
further. The request appears to meet the intent of the
neighborhood action plan which recommends that commercial
activities should remain on Asher Avenue.
Staff believes the C-4 rezoning request is compatible with
uses and zoning in the area and conforms to the adopted Land
Use and Neighborhood Action Plans.
As part of the previous rezoning action on the applicant's
properties to the west, a 20' wide "OS" Open Space strip was
zoned along the perimeter of the tracts where they were
adjacent to single family. Staff believes it would also be
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May 3, 2001
ITEM NO.: 3 (Cont.) FILE NO.: Z -6952-A
appropriate to place a similar 20' OS zoned strip along the
southern perimeter of this subject property. That dimension
would be slightly larger than the size of the land use
buffer required by the Zoning Ordinance.
STAFF RECOMMENDATION
Staff recommends approval of the requested C-4 zoning with
the southern 20 feet of the tract to be zoned OS, Open
Space.
PLANNING COMMISSION ACTION: (MAY 3, 2001)
The applicant was present. There were no objectors present.
Letters of support had been received from SWLRUP and the
Westwood Neighborhood Association. One person was present
in support of the item. Staff presented the item and a
recommendation of approval of the requested C-4 zoning with
the southern 20 feet to be zoned OS.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was 10 ayes, 0 noes and
1 absent.
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