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HomeMy WebLinkAboutZ-7850 Staff AnalysisFILE NO.: Z - Owner: Leonard Hall Applicant: Leonard Hall Location: Northwest corner of Asher Avenue and Allis Street Area: 0.32 Acre Request: Rezone from R-3 to C-3 Purpose: Barber Shop Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North — Single family residences, duplexes and a church; zoned R-3 and R-4 South — Single family residences, grocery store and undeveloped lots (Across Asher Avenue); zoned R-3 East — Cemetery (Across Allis Street); zoned R-3 West — Commercial buildings and duplexes; zoned C-3 A. PUBLIC WORKS COMMENTS: 1. Asher Avenue is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 35 feet from centerline will be required (reduced standard right-of-way). 2. The proposed land use would classify Allis Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. A 20 -foot radial dedication of right-of-way is required at the intersection of the streets. 4. Furnish signed and notarized dedications with final Board approval of the rezoning request. FILE NO.: Z-7850 [Cont. 5. With site development, provide design of streets 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 CATA Bus Route. Route #16 (UALR Route) runs to the north along West 20th Street and to the east along Asher Avenue/Wright Avenue. 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 LOVE and Goodwill Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the 1-630 Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from R-3 (Single Family Residence District) to C-3 (General Commercial District) for construction of a barber shop. The request does not require a change to the Land Use Plan. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. Master Street Plan: Asher Avenue is shown as a Principal Arterial on the Master Street Plan with special design guidelines indicating a right-of-way of 70 feet with a four lane section (five at major intersections). The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Access from Asher Avenue should be limited since it is a Principal Arterial. Additional development along Asher Avenue could result in an area traffic increase. Allis 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. Asher Avenue and Allis Street may require dedication of right- of-way and may require street improvements. 2 FILE NO.: Z-7850 Cont. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Stephens Neighborhood Action Plan. The Economic Development goal listed one objective relevant to this case. The objective indicates a desire to locate new business in the Stephens Neighborhood area. This application would result in a new area business. The Neighborhood Revitalization goal indicates a need for the replacement of sidewalks. In the event of approval the sidewalks should be repaired/replaced in order to help achieve this goal. E. STAFF ANALYSIS: Leonard Hall, owner of the 0.32 Acre property at the northwest corner of Asher Avenue and Allis Street, is requesting to rezone the property from "R-3" Single Family District to "C-3" General Commercial District. The property consists of two (2) platted lots. The rezoning is proposed in order to develop a new commercial building for a barber shop. The property is currently undeveloped and grass covered. There is a partially paved alley along the north property line. The general area contains a mixture of zoning and uses. Single family residences, duplexes and a church are located to the north. Single family residences, a small grocery store and vacant lots are located across Asher Avenue to the south. A cemetery is located to the east across Allis Street, with 0-3, C-3 and 1-2 zoned property to the southeast. Two (2) commercial buildings and several duplexes are located to the west. The City's Future Land Use Plan designates this property as Commercial. The requested zoning change to C-3 does not require a change to the Land Use Plan. Staff is supportive of the requested C-3 zoning. Staff feels the request is reasonable. The remainder of this one-half block is zoned C-3 and contains commercial buildings. Staff feels that C-3 zoning for this property will be consistent with the zoning pattern in this immediate area. The applicant should be aware that development of this property must comply with the C-3 development standards as found in Section 36-301 of the City's Zoning Ordinance. Staff believes this proposed C-3 rezoning will have no negative impact on the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested C-3 rezoning. W FILE NO.: Z-7850 PLANNING COMMISSION ACTION: (JUNE 9, 2005) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. 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 nays and 1 absent. 4 June 9, 2005 ITEM NO.: 3 Owner: Leonard Hall FILE NO_: Z-7850 Applicant: Leonard Hall Location: Northwest corner of Asher Avenue and Allis Street Area: 0.32 Acre Request: Rezone from R-3 to C-3 Purpose: Barber Shop Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North — Single family residences, duplexes and a church; zoned R-3 and R-4 South — Single family residences, grocery store and undeveloped lots (Across Asher Avenue); zoned R-3 East — Cemetery (Across Allis Street); zoned R-3 West — Commercial buildings and duplexes; zoned C-3 A. PUBLIC WORKS COMMENTS: 1. Asher Avenue is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 35 feet from centerline will be required (reduced standard right-of-way). 2. The proposed land use would classify Allis Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. A 20 -foot radial dedication of right-of-way is required at the intersection of the streets. 4. Furnish signed and notarized dedications with final Board approval of the rezoning request. June 9, 2005 ITEM NO.: 3 Cont. FILE NO.: Z-7850 5. With site development, provide design of streets 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 CATA Bus Route. Route #16 (UALR Route) runs to the north along West 20th Street and to the east along Asher Avenue/Wright Avenue. 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 LOVE and Goodwill Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the 1-630 Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from R-3 (Single Family Residence District) to C-3 (General Commercial District) for construction of a barber shop. The request does not require a change to the Land Use Plan. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. Master Street Plan: Asher Avenue is shown as a Principal Arterial on the Master Street Plan with special design guidelines indicating a right-of-way of 70 feet with a four lane section (five at major intersections). The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Access from Asher Avenue should be limited since it is a Principal Arterial. Additional development along Asher Avenue could result in an area traffic increase. Allis 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. Asher Avenue and Allis Street may require dedication of right- of-way and may require street improvements. K June 9, 2005 ITEM NO.: 3 Cont. FILE NO.: Z-7850 City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Stephens Neighborhood Action Plan. The Economic Development goal listed one objective relevant to this case. The objective indicates a desire to locate new business in the Stephens Neighborhood area. This application would result in a new area business. The Neighborhood Revitalization goal indicates a need for the replacement of sidewalks. In the event of approval the sidewalks should be repaired/replaced in order to help achieve this goal. E. STAFF ANALYSIS: Leonard Hall, owner of the 0.32 Acre property at the northwest corner of Asher Avenue and Allis Street, is requesting to rezone the property from "R-3" Single Family District to "C-3" General Commercial District. The property consists of two (2) platted lots. The rezoning is proposed in order to develop a new commercial building for a barber shop. The property is currently undeveloped and grass covered. There is a partially paved alley along the north property line. The general area contains a mixture of zoning and uses. Single family residences, duplexes and a church are located to the north. Single family residences, a small grocery store and vacant lots are located across Asher Avenue to the south. A cemetery is located to the east across Allis Street, with 0-3, C-3 and 1-2 zoned property to the southeast. Two (2) commercial buildings and several duplexes are located to the west. The City's Future Land Use Plan designates this property as Commercial. The requested zoning change to C-3 does not require a change to the Land Use Plan. Staff is supportive of the requested C-3 zoning. Staff feels the request is reasonable. The remainder of this one-half block is zoned C-3 and contains commercial buildings. Staff feels that C-3 zoning for this property will be consistent with the zoning pattern in this immediate area. The applicant should be aware that development of this property must comply with the C-3 development standards as found in Section 36-301 of the City's Zoning Ordinance. Staff believes this proposed C-3 rezoning will have no negative impact on the general area. 3 June 9, 2005 ITEM NO.: 3 (Cont.) _FILE NO.: Z-7850 F. STAFF RECOMMENDATION: Staff recommends approval of the requested C-3 rezoning. PLANNING COMMISSION ACTION: (JUNE 9, 2005) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. 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 nays and 1 absent. 4