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HomeMy WebLinkAboutS-0492 Staff AnalysisIlk September 13, 1983 SUBDIVISIONS Item No. 6 - File No. 448 NAME: Tropical. Galleries - Short Form PCD (Z-4052-A) LOCATION: SE Corner of 12th and Spring Streets REQUEST: Rezone from "HR" High Density Residential to "PCD" Planned Commercial District. DEVELOPER: Al Davenport 1023 E. 3rd Street Little Rock, AR Phone: 374-6985 ENGINEER/SURVEYOR: Brooks and Curry P.O. Box 897 North Little Rock, AR 72115 AREA: .792 acres NO. OF LOTS: 6 FT. NEW STREETS: ZONING: "HR" PROPOSED USES: Tropical Plant Storage Site History 1 This site was recently considered by the Little Rock Planning Commission for rezoning from "HR" High Density Residential to "GB." It was originally considered by the Executive Committee of the Mansion Area Advisory Committee (CZD) and deferred to the City, since the Committee was afraid of the long-term implications of "GB" zoning, which is the least restrictive within the Central Little Rock Zoning Ordinance. At the public hearing on July 26th, staff recommended denial due to a desire to preserve portions of the downtown area for residential use. Opposition to the rezoning was voiced by members of the St. Paul AME Zion Church and Ron Newman, Capitol Zoning District Administrator. The Commission discussed with the applicant and the opposers, the possibility of converting the application to a request for a Planned Unit Development. The Commission finally voted to approve the application as filed. The motion failed by 0 ayes, 8 noes, 1 absent and 2 abstentions. I September 13, 1983 SUBDIVISIONS Item No. 6 - Continued II. Development Objectives A. The expansion of warehouse and office space at an existing business that leases live plant material. B. The construction of a distribution center for servicing the accounts in Arkansas and the surrounding states. C. Elimination of an existing eyesore, resulting in the upgrading of the property in the surrounding neighborhood. III. Development Proposal A. The use of six lots on .792 acres in conjunction with the tropical plant storage business. B. The use of an existing metal frame and metal -covered building (140' x 72.21) for tropical plant storage. C. The rebuilding of only a portion of an existing fire -damaged, frame and brick building for office space (30' x 651). D. The provision of 14 parking spaces shielded by a 14' brick wall and landscaping. E. No plans for vacant 2 1/2 lots on the south, except perimeter landscaping and possible employee parking. F. The installation or a large metal door on the Spring Street side, which will enable trucks to pull completely inside the building for loading and unloading. G. En ineering Comments 1. Add and repair curb along W. 12th Street where curb and gutter is missing or damaged. 2, Replace broken section of sidewalks on Spring and W. 13th Streets. September 13, 1983 ; 1 SUBDIVISIONS Item No. 6 - Continued Staff Analysis Staff remains loyal to its original position when this proposal was considered for rezoning. We do not support this application due to a long-term goal regarding the revitalization of the downtown area with infill residential uses. It is reasonable to project that the downtown area can be developed with more high density residential. To approve this plan would necessitate straying from that commitment. Futhermore, the short form PUD process was not designed to incorporate industrial proposals. Staff Recommendation Denial. SUBDIVISION COMMITTEE REVIEW: The applicant was present. He reported that he had spoken with the members of the neighboring church. The Committee passed this to the Commission, subject to assurances that trucks will pull completely inside the building for loading and unloading. PLANNING COMMISSION ACTION: The applicant was present and addressed the issue. There were several objectors present. Mr. Mercer, the attorney for the adjacent church, spoke to the concerns of the church membership and results of the meeting held with the applicant's representative. A lengthy discussion then. followed. A motion was made to approve the request as filed. The motion passed by a vote of 7 ayes, 4 noes, 0 absent. July 26, 1983 Item No. 7 - Continued COMMISSION ACTION: The applicant was present, and them: were several objectors. The applicant made a brief presentation of his proposed site plan indicting the renovation proposed for the property and discussed with the Planning Commission the operation of his company which is known as 'Tropical Galleries. He stated that the company operates plant leasing businesses in five states anc7 that the proposal would substantially improve the appearance of the present fire -damaged structure. He stated that the property now has on it two buildings, one of which was severely damaged by fire and a second which was a warehouse structure which was in his view damaged only on the inside by the fire that occurred. He stated that the building that fronts on 12th Street would be removed entirely, and the area cleaned up and landscaped and used for customer parking. The warehouse building which fronts on Spring Street is being proposed for renovation and use as the main building for the business. He said that they planned to add a small office with the structure on the north side of that building near where the parking area would be. He stated that the property was zoned commercial as early as 1939 and that it had been changed from commercial to residential in 1971 under the Urban Renewal Plan. fie stated that Barq's had operated on the site between 1939 and 1981. Joseph Kaufman, who owns the property at the southwest corner of 12th and Center Streets which is now occupied by the company, stated that it would be possible to add his property to the request and that he was in favor of the application as filed. In addition, Rene Dennison who works for Tropical Galleries stated that he is a restoration carpenter and discussed briefly with the Planning Commission the proposal for renovation of the site. Chris; Mercer, attorney for St. Paul AME Zion Church, speaking for the Board of Trustees stated that the church had owned its site which is on the corner of 12th and Spring Streets for about 97 years. He stated that Barq's had only built its warehouse structure approximately 20 years ago. Mrs. Irene Childs, Chairman of the Board of Trustees of the church spoke in opposition to the rezoning and Silas Ray, pastor of the church, introduced 12 members of the congregation who were at the meeting and spoke in opposition to the request. Ron Newman, Capitol Zoning District Administrator, reported that the Mansion Area Advisory Committee for the Capitol Zoning District was unanimously opposed to the rezoning as requested. The Planning Commission. discussed with the applicant and some of the opponents the possibility of converting this application to r