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HomeMy WebLinkAboutZ-7820 Staff AnalysisFILE NO.: Z-7820 Owner: Travis Coleman, Sr. Applicant: Travis Coleman, Sr. Location: 615 Bender Street Area: 0.1887 Acre Request: Rezone from R-4 to C-4 Purpose: Parking lot and auto sales Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North — Auto repair shop; zoned 1-2 South — Undeveloped property; zoned R-4 East — Single family residences; zoned R-4 and C-3 West — Heavy equipment and material storage; zoned 1-2 and 1-3 A. PUBLIC WORKS COMMENTS: 1. The proposed land use would classify Bender Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from Centerline. 2. Furnish signed and notarized dedications with final Board approval of the rezoning request. 3. With parking lot construction, provide Public Works with a design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. Route #12 (East 6th Street Route) runs along East 6th Street to the north. FILE NO.: Z-7820 Cont. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified, and the East Little Rock and Hanger Hill Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the East Little Rock Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a change from R-2 (Single Family District) to C-4 (Open Display Commercial District) for expansion of an adjacent auto repair and sales business. This application is in an area that was reviewed in 2003 under the East of 1-30 Plan to reflect the short term and long term impacts of the changes resulting from the Presidential Park and Heifer International Headquarters locating in an area which had historically been industrial. The study proposed further conversion of the industrial uses to a `mixed downtown' development pattern. It encouraged minor densification of residential areas east of Bond Street and the Hanger Hill area. The study created a commercial node west of the property, and allowed for denser housing on the applicant's property. This new node was proposed where two Minor Arterials meet (Bond and 6th Streets). It was intended to satisfy the needs of the residential east of Bender and the mixed developments along Bond and further to the west. A trolley line is anticipated to link the airport to downtown with both of the possible alignments passing through or near the proposed commercial node. With this linkage proposed transit oriented development and higher density housing is anticipated for the area. Flexibility in building orientation and design for retail commercial and residential developments in this area is encouraged to create a pedestrian friendly environment and strong neighborhood. A land use plan amendment for change to Commercial is a separate item on the agenda. Master Street Plan: Bender Street is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Bender Street may require dedication of right-of-way and will require street improvements. Bender Street may also need to be constructed to commercial street standards because it is shown as Commercial on the future land use plan. 011 FILE NO.: Z-7820 Cont.) Bicycle Plan: Existing or proposed Class I, II or III bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. E. STAFF ANALYSIS: Travis Coleman, Sr., owner of the 0.1887 Acre property at 615 Bender Street, is requesting to rezone the property from "R-4" Two -Family Residential to "C-4" Open Display District. The property is located on the east side of Bender Street, south of East 6th Street. The rezoning is proposed in order to develop the property as a parking lot and auto sales, for the auto repair business located on the adjacent property to the north. The property is currently undeveloped and partially grass -covered. It appears some site work has taken place in preparation for the proposed parking/auto sales lot. The general area contains a mixture of uses and zoning. There is an auto repair shop and single family residences on the 1 -2/R -4/C-3 zoned property to the north, along the south side of East 6th Street. There is a Little Rock School District office/warehouse building across East 6th Street to the north. Undeveloped R-4 zoned property is located to the south. Single family residences are located on the R -4/C-3 zoned property to the east. The 1-2/1-3 zoned property across Bender Street to the west contains heavy equipment and material storage. The City's Future Land Use Plan designates this property as Low Density Residential. The applicant has filed a Land Use Plan Amendment for a change to Commercial. This application is a separate item on this agenda. Staff is not supportive of the requested rezoning to C-4. The City's Future Land Use Plan for this area was reviewed in 2003 as part of the East of 1-30 Plan. At that time, it was determined that Bender Street would be the dividing line between nonresidential designation to the west (along Bond Street) and residential to the east. The area west of Bender Street was downgraded from Industrial to Commercial. The area east of Bender Street, which includes this property, was changed from various designations to Low Density Residential, to encourage denser housing 3 FILE NO.: Z-7820 Cont. development. Staff believes the proposed zoning change to "C-4" Open Display District is inappropriate. In staff's opinion, there have been no significant changes in this area since the Land Use Plan was reviewed in 2003 which would support the proposed rezoning. F. STAFF RECOMMENDATION: Staff recommends denial of the requested C-4 rezoning. PLANNING COMMISSION ACTION: (APRIL 28, 2005) Travis Coleman, Sr. was present, representing the application. Staff presented the item with a recommendation of denial. The rezoning, land use plan amendment (Item 2) and conditional use permit (Item 5) were discussed simultaneously. Travis Coleman, Sr. addressed the Commission in support of the application. He explained that rezoning this lot would have a major impact on the auto repair business. He explained that he needed the additional parking. He noted that he would keep the property clean. There was a brief discussion of the proposed auto sales use. There was additional discussion of landscaping, screening and paving requirements related to the proposed parking lot/auto sales lot. The issue of the auto sales lot was discussed further. Angie Weber addressed the Commission in opposition. She explained that the existing parking lot was not adequate for Mr. Coleman's business. She noted that Mr. Coleman had removed trees from the property at 615 Bender Street. Commissioner Meyer explained that the proposed parking lot might help clean up the property. Dana Carney, of the Planning Staff, noted that the property is in violation of the Ordinance and should be cleaned up (outdoor storage). Ruth Bell also addressed the Commission in opposition. She stated that she opposed C-4 zoning next to residential property. Betty Findley also spoke in opposition. She noted that she owns the property next door at 1811 East 6th Street. She presented photos to the Commission showing the condition of the Coleman property. She explained that the property was in poor conditions. She noted that she received no notice of the public hearing. Staff explained that she was mailed a certified notice and that the post office returned it as "undeliverable". She made additional comments in opposition to the rezoning and C.U.P. She expressed concern with additional traffic in the area. 4 FILE NO.: Z-7820 (C Mr. Coleman explained that Ms. Findley had not lived in the neighborhood in 20 years. He noted that he would clean up the property. A motion was made to approve the rezoning application. The motion failed by a vote of 5 ayes, 5 nays and 1 absent. The application was denied. 61 April 28, 2005 ITEM NO.: 2.1 FILE NO.: Z-7820 Owner: Travis Coleman, Sr. Applicant: Travis Coleman, Sr. Location: 615 Bender Street Area: 0.1887 Acre Request: Rezone from R-4 to C-4 Purpose: Parking lot and auto sales Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North — Auto repair shop; zoned 1-2 South — Undeveloped property; zoned R-4 East — Single family residences; zoned R-4 and C-3 West — Heavy equipment and material storage; zoned 1-2 and 1-3 A. PUBLIC WORKS COMMENTS: 1. The proposed land use would classify Bender Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from Centerline. 2. Furnish signed and notarized dedications with final Board approval of the rezoning request. 3. With parking lot construction, provide Public Works with a design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. Route #12 (East 6th Street Route) runs along East 6th Street to the north. April 28, 2005 ITEM NO.: 2.1 C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified, and the East Little Rock and Hanger Hill Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the East Little Rock Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a change from R-2 (Single Family District) to C-4 (Open Display Commercial District) for expansion of an adjacent auto repair and sales business. This application is in an area that was reviewed in 2003 under the East of 1-30 Plan to reflect the short term and long term impacts of the changes resulting from the Presidential Park and Heifer International Headquarters locating in an area which had historically been industrial. The study proposed further conversion of the industrial uses to a 'mixed downtown' development pattern. It encouraged minor densification of residential areas east of Bond Street and the Hanger Hill area. The study created a commercial node west of the property, and allowed for denser housing on the applicant's property. This new node was proposed where two Minor Arterials meet (Bond and 6th Streets). It was intended to satisfy the needs of the residential east of Bender and the mixed developments along Bond and further to the west. A trolley line is anticipated to link the airport to downtown with both of the possible alignments passing through or near the proposed commercial node. With this linkage proposed transit oriented development and higher density housing is anticipated for the area. Flexibility in building orientation and design for retail commercial and residential developments in this area is encouraged to create a pedestrian friendly environment and strong neighborhood. A land use plan amendment for change to Commercial is a separate item on the agenda. Master Street Plan: Bender Street is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Bender Street may require dedication of right-of-way and will 2 April 28, 2005 ITEM NO.. 2.1 [Cont. FILE NO.: Z-7820 require street improvements. Bender Street may also need to be constructed to commercial street standards because it is shown as Commercial on the future land use plan. Bicycle Plan: Existing or proposed Class I, II or III bikeways are not in the immediate vicinity of the development. City_ Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. E. STAFF ANALYSIS: Travis Coleman, Sr., owner of the 0.1887 Acre property at 615 Bender Street, is requesting to rezone the property from "R-4" Two -Family Residential to "C-4" Open Display District. The property is located on the east side of Bender Street, south of East 6th Street. The rezoning is proposed in order to develop the property as a parking lot and auto sales, for the auto repair business located on the adjacent property to the north. The property is currently undeveloped and partially grass -covered. It appears some site work has taken place in preparation for the proposed parking/auto sales lot. The general area contains a mixture of uses and zoning. There is an auto repair shop and single family residences on the 1 -2/R -4/C-3 zoned property to the north, along the south side of East 6th Street. There is a Little Rock School District office/warehouse building across East 6th Street to the north. Undeveloped R-4 zoned property is located to the south. Single family residences are located on the R -4/C-3 zoned property to the east. The 1-2/1-3 zoned property across Bender Street to the west contains heavy equipment and material storage. The City's Future Land Use Plan designates this property as Low Density Residential. The applicant has filed a Land Use Plan Amendment for a change to Commercial. This application is a separate item (Item2.) on this agenda. Staff is not supportive of the requested rezoning to C-4. The City's Future Land Use Plan for this area was reviewed in 2003 as part of the East of 3 April 28, 2005 ITEM NO.: 2.1 (Cont.) FILE NO.: Z-7820 1-30 Plan. At that time, it was determined that Bender Street would be the dividing line between nonresidential designation to the west (along Bond Street) and residential to the east. The area west of Bender Street was downgraded from Industrial to Commercial. The area east of Bender Street, which includes this property, was changed from various designations to Low Density Residential, to encourage denser housing development. Staff believes the proposed zoning change to "C-4" Open Display District is inappropriate. In staff's opinion, there have been no significant changes in this area since the Land Use Plan was reviewed in 2003 which would support the proposed rezoning. F. STAFF RECOMMENDATION: Staff recommends denial of the requested C-4 rezoning. PLANNING COMMISSION ACTION: (APRIL 28, 2005) Travis Coleman, Sr. was present, representing the application. Staff presented the item with a recommendation of denial. The rezoning, land use plan amendment (Item 2) and conditional use permit (Item 5) were discussed simultaneously. Travis Coleman, Sr. addressed the Commission in support of the application. He explained that rezoning this lot would have a major impact on the auto repair business. He explained that he needed the additional parking. He noted that he would keep the property clean. There was a brief discussion of the proposed auto sales use. There was additional discussion of landscaping, screening and paving requirements related to the proposed parking lot/auto sales lot. The issue of the auto sales lot was discussed further. Angie Weber addressed the Commission in opposition. She explained that the existing parking lot was not adequate for Mr. Coleman's business. She noted that Mr. Coleman had removed trees from the property at 615 Bender Street. Commissioner Meyer explained that the proposed parking lot might help clean up the property. Dana Carney, of the Planning Staff, noted that the property is in violation of the Ordinance and should be cleaned up (outdoor storage). Ruth Bell also addressed the Commission in opposition. She stated that she opposed C-4 zoning next to residential property. 4 April 28, 2005 ITEM NO.: 2.1 (Cont.) FILE NO.: Z-7820 Betty Findley also spoke in opposition. She noted that she owns the property next door at 1811 East 6th Street. She presented photos to the Commission showing the condition of the Coleman property. She explained that the property was in poor conditions. She noted that she received no notice of the public hearing. Staff explained that she was mailed a certified notice and that the post office returned it as "undeliverable". She made additional comments in opposition to the rezoning and C.U.P. She expressed concern with additional traffic in the area. Mr. Coleman explained that Ms. Findley had not lived in the neighborhood in 20 years. He noted that he would clean up the property. A motion was made to approve the rezoning application. The motion failed by a vote of 5 ayes, 5 nays and 1 absent. The application was denied. 5