Z-3821-A Staff AnalysisFILE NO.: Z -3821-A
Owner:
Applicant:
Location:
Area:
Request:
Purpose:
Existing Use:
Robert and Stephany Renfro
H. Mark Hicks
10217 Chicot Road
5.2 Acres
Rezone from R-2 to C-1 and OS
Future Neighborhood Commercial development
Undeveloped property
SURROUNDING LAND USE AND ZONING
North — Single family residences and vacant lots; zoned R-2
South — Carwash, convenience store and mini -warehouses; zoned C-3
East — Undeveloped property, single family residences and a church; zoned R-2
West — Mixed commercial uses (across Chicot Road); zoned C-3
Q
PUBLIC WORKS COMMENTS:
1. Chicot Road is classified on the Master Street Plan as a principal arterial with
special design standards. Dedication of right-of-way to 45 feet from centerline
will be required.
PUBLIC TRANSPORTATION ELEMENT:
The site is located on Rock Region Metro Route #22 (University
Avenue/Mabelvale Route).
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site and the Chicot, West
Baseline and SWLR United for Progress Neighborhood Associations were
notified of the public hearing.
FILE NO.: Z -3821-A (Cont.)
D. LAND USE ELEMENT:
Planning Division: The request is in the Geyer Springs West Planning District.
The Land Use Plan shows Suburban Office (SO) and Residential Low Density
(RL) for the requested area. The Suburban Office category shall provide for low
intensity development of office or office parks in close proximity to lower density
residential areas to assure compatibility. A Planned Zoning District is required.
The Residential Low Density category provides for single family homes at
densities not to exceed 6 dwelling units per acre. Such residential development is
typically characterized by conventional single family homes, but may also include
patio or garden homes and cluster homes, provided that the density remain less
than 6 units per acre. The application is to change the property from R-2 (Single
Family District) to a C-1 (Neighborhood Commercial District) to allow for
development of commercial use on the site. There is an accompanying item to
change the Land Use Plan to Neighborhood Commercial on this agenda.
Master Street Plan: To the west is Chicot Road, it is shown as a Principal
Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic
and to connect major traffic generators or activity centers within the urbanized
area. Entrances and exits should be limited to minimize negative effects of traffic
and pedestrians on Chicot Road since it is a Principal Arterial. This street may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
E. STAFF ANALYSIS:
Robert and Stephany Renfro, owners of the 5.2 acre property located at 10217
Chicot Road, are requesting to rezone the property from "R-2" Single Family
District to "C-1" Neighborhood Commercial District and "OS" Open Space District.
The property is located on the east side of Chicot Road, approximately 300 feet
north of Mabelvale Cut -Off. The rezoning is proposed to allow for future
neighborhood commercial development of the site. The applicant is proposing to
zone the north 20 feet of the site (the typical land use buffer area) to OS. This area
will serve as an undisturbed buffer area adjacent to the single family residences
and lots to the north, along the south side of Milford Drive.
The property is undeveloped and tree covered. The property is located in an area
of mixed zoning and uses, near the intersection of Chicot Road and Mabelvale
Cut -Off. Mixed commercial uses, including a convenience store, mini -warehouse
development and a Family Dollar Store, are located to the south and west. Single
family residences and vacant property are located to the north. A large tract of
vacant land is located immediately to the east, with single family residences and a
church located further east.
0r
FILE NO.: Z-3821 -A
The City's Future Land Use Plan designates this property as Suburban Office (SO)
and Residential Low Density (RL). A requested land use plan amendment to
Neighborhood Commercial (NC) and Open Space (OS) is a separate item on this
agenda.
Staff is supportive of the requested C-1/OS rezoning. Staff views the request as
reasonable. The property is located in an area of mixed uses and zoning. The
property is "sandwiched" between heavy commercial uses to the south (carwash,
convenience store and mini -warehouses) and single family residential uses and
zoning to the north. The proposed neighborhood commercial zoning with the 20
foot wide OS zoning (undisturbed buffer) along the north property line should prove
to be a good "transitional" zoning between the single family residences and the
heavy commercial uses. Staff believes the rezoning of this property to C-1 and OS
will have no adverse impact on the adjacent properties or the general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-1 and OS rezoning.
PLANNING COMMISSION ACTION: (MARCH 12, 2020)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in
the "staff recommendation" above. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff, including all staff
comments and conditions. The vote was 7 ayes, 0 noes and 4 absent.
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March 12, 2020
ITEM NO.: 1.1
Owner: Robert and Stephany Renfro
Applicant: H. Mark Hicks
Location: 10217 Chicot Road
Area: 5.2 Acres
Request: Rezone from R-2 to C-1 and OS
FILE NO.: Z -3821-A
Purpose: Future Neighborhood Commercial development
Existing Use: Undeveloped property
SURROUNDING LAND USE AND ZONING
North — Single family residences and vacant lots; zoned R-2
South — Carwash, convenience store and mini -warehouses; zoned C-3
East — Undeveloped property, single family residences and a church; zoned R-2
West — Mixed commercial uses (across Chicot Road); zoned C-3
U
UBLIC WORKS COMMENTS:
1. Chicot Road is classified on the Master Street Plan as a principal arterial with
special design standards. Dedication of right-of-way to 45 feet from centerline
will be required.
PUBLIC TRANSPORTATION ELEMENT:
The site is located on Rock Region Metro Route #22 (University
Avenue/Mabelvale Route).
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site and the Chicot, West
Baseline and SWLR United for Progress Neighborhood Associations were
notified of the public hearing.
March 12, 2020
ITEM NO.: 1.1 Cont. FILE NO.: Z -3821-A
D. LAND USE ELEMENT:
Plannin Division: The request is in the Geyer Springs West Planning District.
The Land Use Plan shows Suburban Office (SO) and Residential Low Density
(RL) for the requested area. The Suburban Office category shall provide for low
intensity development of office or office parks in close proximity to lower density
residential areas to assure compatibility. A Planned Zoning District is required.
The Residential Low Density category provides for single family homes at
densities not to exceed 6 dwelling units per acre. Such residential development is
typically characterized by conventional single family homes, but may also include
patio or garden homes and cluster homes, provided that the density remain less
than 6 units per acre. The application is to change the property from R-2 (Single
Family District) to a C-1 (Neighborhood Commercial District) to allow for
development of commercial use on the site. There is an accompanying item to
change the Land Use Plan to Neighborhood Commercial on this agenda.
Master Street Plan: To the west is Chicot Road, it is shown as a Principal
Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic
and to connect major traffic generators or activity centers within the urbanized
area. Entrances and exits should be limited to minimize negative effects of traffic
and pedestrians on Chicot Road since it is a Principal Arterial. This street may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bic cle Plan: There are no bike routes shown in the immediate vicinity.
E. STAFF ANALYSIS:
Robert and Stephany Renfro, owners of the 5.2 acre property located at 10217
Chicot Road, are requesting to rezone the property from "R-2" Single Family
District to "C-1" Neighborhood Commercial District and "OS" Open Space District.
The property is located on the east side of Chicot Road, approximately 300 feet
north of Mabelvale Cut -Off. The rezoning is proposed to allow for future
neighborhood commercial development of the site. The applicant is proposing to
zone the north 20 feet of the site (the typical land use buffer area) to OS. This area
will serve as an undisturbed buffer area adjacent to the single family residences
and lots to the north, along the south side of Milford Drive.
The property is undeveloped and tree covered. The property is located in an area
of mixed zoning and uses, near the intersection of Chicot Road and Mabelvale
Cut -Off. Mixed commercial uses, including a convenience store, mini -warehouse
development and a Family Dollar Store, are located to the south and west. Single
family residences and vacant property are located to the north. A large tract of
l►
March 12, 2020
ITEM NO.: 1.1 Cont. FILE NO.: Z -3821-A
vacant land is located immediately to the east, with single family residences and a
church located further east.
The City's Future Land Use Plan designates this property as Suburban Office (SO)
and Residential Low Density (RL). A requested land use plan amendment to
Neighborhood Commercial (NC) and Open Space (OS) is a separate item on this
agenda.
Staff is supportive of the requested C-1/OS rezoning. Staff views the request as
reasonable. The property is located in an area of mixed uses and zoning. The
property is `sandwiched" between heavy commercial uses to the south (carwash,
convenience store and mini -warehouses) and single family residential uses and
zoning to the north. The proposed neighborhood commercial zoning with the 20
foot wide OS zoning (undisturbed buffer) along the north property line should prove
to be a good "transitional" zoning between the single family residences and the
heavy commercial uses. Staff believes the rezoning of this property to C-1 and OS
will have no adverse impact on the adjacent properties or the general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-1 and OS rezoning.
PLANNING COMMISSION ACTION: (MARCH 12, 2020)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in
the "staff recommendation" above. There was no further discussion. The item was
placed on the consent agenda and approved as recornmended by staff, including all staff
comments and conditions. The vote was 7 ayes, 0 noes and 4 absent.
3