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HomeMy WebLinkAboutZ-7978 Staff AnalysisNO.: Z-7978 Owner: Applicant: Location: Area: Request: Purpose: Existing Use: LWW Properties, LLC Randy Gattis 12624 Lawson Road 1.73 Acres Rezone from R-2 to C-3 Future commercial development Single family residential SURROUNDING LAND USE AND ZONING North — Single family residences on large lots and Kinco Construction Company; zoned R-2 and PD -C South — Single family residences and undeveloped property (across Lawson Road); zoned R-2 and 0-2 East — Single family residential structures and undeveloped property (across Lawson Road); zoned R-2 and 0-3 West — Single family residences on large lots and nonconforming commercial uses; zoned R-2 A. PUBLIC WORKS COMMENTS: 1. The proposed land use would classify Lawson Road on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Due to the location of this property in relationship to the intersection of Lawson Road and Church Road, show proposed location of future driveway. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvements to this street including 5 -foot sidewalk with planned development. 4. Due to location of property and the curvature of Lawson Road, site distance of traffic on Lawson Road could be a concern of the City of FILE NO.: Z-7978 (Cont. Little Rock at this location and additional conditions could be placed on the development at the time of development. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. 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 John Barrow and SWLR United for Progress Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT - This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a C-3 General Commercial for future redevelopment for commercial proposes. A land use plan amendment for a change to Commercial is a separate item on this agenda. Master Street Plan: This portion of Lawson is a Local Street. A local street is to provide access to adjacent properties. Lawson Road just to the south is a Minor Arterial (from David O Dodd). David O Dodd and Colonel Glenn Roads are also arterials. Arterials primary function is to move vehicles and goods through and around the urban area not to provide access to adjacent properties. Since Lawson Road was built as a county road, street improvements may be required at the time of development. Bicycle Plan: The Bike Plan section of the Master Street Plan shows a Class I Bike route along David O Dodd and another along Colonel Glenn Road. Class I Bike routes are a separate paved surface for bicycles. These routes may be within the right-of-way of an Arterial road or along a stream. 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. 2 FILE NO.: _Z-7978 (Cont.) E. STAFF ANALYSIS: LWW Properties, LLC., owner of the 1.73 acre property located at 12624 Lawson Road, is requesting to rezone the property from "R-2" Single Family District to "C-3" General Commercial District. The rezoning is proposed for future commercial development. The property contains a single -wide manufactured home within the front (east) half of the property, with a small accessory storage building. The rear portion of the property is undeveloped. The property is relatively flat. When staff inspected the property, there were two (2) camper trailers and yard sale items in the front yard. The area contains a mixture of uses and zoning. There are single family residences on large lots and the Kinco Construction Company development (PD -C) located to the north along Lawson Road. Undeveloped 0-2 zoned property and additional single family residences are located across Lawson Road to the south. Single family residential structures and undeveloped 0-3 zoned property are located across Lawson Road to the east. Single family residences and nonconforming commercial uses (zoned R-2) are located to the west along the north side of Lawson Road. The City's Future Land Use Plan designates this property as Office. A Land Use Plan Amendment for a change to Commercial has been filed and is a separate item on this agenda (Item 2). Staff is not supportive of the requested rezoning to C-3. The property is located within an area designated as Office by the City's Future Land Use Plan, which serves as a buffer and area of transition from the more intense commercial uses located along Colonel Glenn Road to the north, and east of David O Dodd Road/J.A. Fair High School, to the single family uses to the west and south. Staff feels that introducing commercial zoning within this area would be detrimental to the concept of this area serving as transition. Staff also did not support a previous rezoning of the property to the east across Lawson Road to C-3. That application was amended to 0-3 and subsequently approved. Staff could also support 0-3 for this property, if the applicant were willing to amend the application. Staff feels rezoning this property to C-3 is inappropriate and could have an adverse impact on the single family properties to the west and south. F. - STAFF RECOMMENDATION: Staff recommends denial of the requested C-3 rezoning. 41 FILE NO.: Z-7978 (Cont.) PLANNING COMMISSION ACTION: (JANUARY 19, 2006) Staff informed the Commission that the applicant had revised the application to a rezoning to 0-3 rather than C-3. Staff recommended approval of the 0-3 rezoning request. The item was placed on the Consent Agenda and approved as revised by the applicant and recommended by staff. The vote was 10 ayes, 0 nays and 1 absent. 4 January 19, 2006 ITEM NO.: 2.1 FILE NO.: Z-7978 Owner: LWW Properties, LLC Applicant: Randy Gattis Location: 12624 Lawson Road Area: 1.73 Acres Request: Rezone from R-2 to C-3 Purpose: Future commercial development Existing Use: Single family residential SURROUNDING LAND USE AND ZONING North — Single family residences on large lots and Kinco Construction Company; zoned R-2 and PD -C South — Single family residences and undeveloped property (across Lawson Road); zoned R-2 and 0-2 East — Single family residential structures and undeveloped property (across Lawson Road); zoned R-2 and 0-3 West — Single family residences on large lots and nonconforming commercial uses; zoned R-2 A. PUBLIC WORKS COMMENTS: 1. The proposed land use would classify Lawson Road on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Due to the location of this property in relationship to the intersection of Lawson Road and Church Road, show proposed location of future driveway. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvements to this street including 5 -foot sidewalk with planned development. 4. Due to location of property and the curvature of Lawson Road, site distance of traffic on Lawson Road could be a concern of the City of January 19, 2006 ITEM NO.: 2.1 Cont.) FILE NO.: Z-7978 Little Rock at this location and additional conditions could be placed on the development at the time of development. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. 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 John Barrow and SWLR United for Progress Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a C-3 General Commercial for future redevelopment for commercial proposes. A land use plan amendment for a change to Commercial is a separate item on this agenda. Master Street Plan: This portion of Lawson is a Local Street. A local street is to provide access to adjacent properties. Lawson Road just to the south is a Minor Arterial (from David O Dodd). David O Dodd and Colonel Glenn Roads are also arterials. Arterials primary function is to move vehicles and goods through and around the urban area not to provide access to adjacent properties. Since Lawson Road was built as a county road, street improvements may be required at the time of development. Bicycle Plan: The Bike Plan section of the Master Street Plan shows a Class I Bike route along David O Dodd and another along Colonel Glenn Road. Class I Bike routes are a separate paved surface for bicycles. These routes may be within the right-of-way of an Arterial road or along a stream. Cily 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. PA January 19, 2006 ITEM NO.: 2.1 Cont. FILE NO.: Z-7978 E. STAFF ANALYSIS: LWW Properties, LLC., owner of the 1.73 acre property located at 12624 Lawson Road, is requesting to rezone the property from "R-2" Single Family District to "C-3" General Commercial District. The rezoning is proposed for future commercial development. The property contains a single -wide manufactured home within the front (east) half of the property, with a small accessory storage building. The rear portion of the properly is undeveloped. The property is relatively flat. When staff inspected the property, there were two (2) camper trailers and yard sale items in the front yard. The area contains a mixture of uses and zoning. There are single family residences on large lots and the Kinco Construction Company development (PD -C) located to the north along Lawson Road. Undeveloped 0-2 zoned property and additional single family residences are located across Lawson Road to the south. Single family residential structures and undeveloped 0-3 zoned property are located across Lawson Road to the east. Single family residences and nonconforming commercial uses (zoned R-2) are located to the west along the north side of Lawson Road. The City's Future Land Use Plan designates this property as Office. A Land Use Plan Amendment for a change to Commercial has been filed and is a separate item on this agenda (Item 2). Staff is not supportive of the requested rezoning to C-3. The property is located within an area designated as Office by the City's Future Land Use Plan, which serves as a buffer and area of transition from the more intense commercial uses located along Colonel Glenn Road to the north, and east of David O Dodd Road/J.A. Fair High School, to the single family uses to the west and south. Staff feels that introducing commercial zoning within this area would be detrimental to the concept of this area serving as transition. Staff also did not support a previous rezoning of the property to the east across Lawson Road to C-3. That application was amended to 0-3 and subsequently approved. Staff could also support 0-3 for this property, if the applicant were willing to amend the application. Staff feels rezoning this property to C-3 is inappropriate and could have an adverse impact on the single family properties to the west and south. F. STAFF RECOMMENDATION: Staff recommends denial of the requested C-3 rezoning. 3 January 19, 2006 ITEM NO.: 2.1 (Cont.) FILE NO.: Z-7978 PLANNING COMMISSION ACTION: (JANUARY 19, 2006) Staff informed the Commission that the applicant had revised the application to a rezoning to 0-3 rather than C-3. Staff recommended approval of the 0-3 rezoning request. The item was placed on the Consent Agenda and approved as revised by the applicant and recommended by staff. The vote was 10 ayes, 0 nays and 1 absent. 4