DECEMBER 16, 2004

ITEM NO.:                                          3                                                                                   

FILE NO.:                                           Z-7716-A

Owner:                                                Edward and Laurie David

Applicant:                                           Edward David

Location:                                            1615 Rebsamen Park Road

Area:                                                   0.214 Acre

Request:                                             Rezone from I-2 to C-3

Purpose:                                             Restaurant/Banquet facility

Existing Use:                                     Vacant commercial/restaurant building 

SURROUNDING LAND USE AND ZONING

            North  –  Two restaurants; zoned C-3 and PCD

            South –  Vacant restaurant building and mixed commercial uses;

                            zoned I-2

            East   –  Mixed Office/Warehouse uses (across railroad right-of-way);

                            zoned I-2 and C-3

            West  –  Mixed Commercial uses (across Rebsamen Park Road); zoned C-3

A.        PUBLIC WORKS COMMENTS:

With Building Permit:

1.   The three parking spaces fronting on Rebsamen Park Road are partially within the public right-of-way.  In addition, these spaces back out into the traffic lanes creating a hazard.  These spaces should be eliminated by constructing curb, gutter and sidewalk across the property frontage to match improvements to the east.

B.        PUBLIC TRANSPORTATION ELEMENT:

The site is not located on a CATA Bus Route.  Route #21 (University Route) runs along Cedar Hill Road to the south.

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 Hillcrest Residents Association were notified of the public hearing.

D.        LAND USE ELEMENT:

This request is located in the Heights Hillcrest Planning District.  The Land Use Plan shows Commercial for this property.  The applicant has applied for a zoning change from I-2 Light Industrial District to C-3 General Commercial District for a proposed restaurant.

The request does not require a change to the Land Use Plan.

Master Street Plan:

Rebsamen Park Road is shown as a Collector on the Master Street Plan and may require dedication of right-of-way and street improvements.  A Collector street’s primary purpose is to link Local Streets and activity centers to Arterials.

A Class I bikeway is shown on Rebsamen Park Road from Riverfront Drive to Lilac Terrace.  A Class III bikeway is shown from Lilac Terrace to Old Cantrell Road and a Class II bikeway is shown from Old Cantrell Road to Cedar Hill Road.  Entrances and exits to this development should be clearly defined and kept minimal to limit potential conflict between multiple transportation modes.

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:

Edward David, owner of the 0.214 Acre property at 1615 Rebsamen Park Road, is requesting to rezone the property from “I-2” Light Industrial to
“C-3” General Commercial District.  The rezoning is proposed in order to make an addition to the existing commercial building and use it as a restaurant/banquet facility.  The existing building, which is currently vacant, has a past history of use as a restaurant.

There is a vacant commercial building on the property, with a small parking area in the rear.  The property slopes downward from Rebsamen Park Road.  The property owner recently received a parking variance from the Board of Adjustment for this property and the restaurant property immediately to the north.  The property owner holds a long-term lease on the off-site parking lot across Rebsamen Park Road to the west.

The general area contains a mixture of uses.  Restaurant uses are located north and south of the property, with mixed commercial uses further south.  There is a mixture of commercial and multifamily uses to the west, across Rebsamen Park Road, with single family residences to the northwest.  There are office/warehouse type uses to the east, across the railroad right-of-way.

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 rezoning request is reasonable.  The applicant’s proposed revitalized use of the property as a restaurant will be compatible with the general area.  As noted in paragraph A. of this report, Public Works notes that the three (3) parking spaces on the west side of the building should be removed and replaced with curb, gutter, sidewalk and landscaping.  The property owner eliminated head-in parking and made similar improvements on the restaurant property immediately to the north.  Staff believes the proposed rezoning will have no adverse impact on the general area.

F.        STAFF RECOMMENDATION:

Staff recommends approval of the requested C-3 rezoning.