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HomeMy WebLinkAboutZ-3459 Staff Analysis}E } March 25, 1980 Item N0. 10 - Z-3459 Owner: Applicant: Request: Purpose: Existing Zoning: Location: Site Characteristics: Size: Existing Land Use: Abutting Land Use Zoning: Zoning History: Applicable Regulations: Martin Industrial Park, Inc. and George C. Martin, Trustee W. S. Mitchell Rezone to "C-3" General Commercial and "I-2" Light Indsustrial Mixed use development "R-2" Single Family Southeast corner of I-30 and Mabelvale Interchange Wooded 119.65 acres + Large vacant area, having only Mr. Martin's house North - Public, Zoned "R-2" South - Residential, Zoned "R-2" East - Vacant and Industrial, Zoned "R-2" West - Residential, Zoned "R-2" None Zoning and Subdivision Ordinances FACTUAL INFORMATION March 25, 1980 Item 10 1. NEED AND/OR DEMAND This tract abuts the I-30 frontage road on the north and the Missouri Pacific Railroad on the south. The property just to the east was recently zoned to a combination of commercial and industrial districts. There is no specific proposal for development at this time. 2. COMPATIBILITY WITH MUNICIPAL PLANS Only the commercial portion of the request is not compatible with the extraterritorial plan. This plan calls for the entire tract to be used for industrial purposes in the long term. 3. EFFECT ON ENVIRONS While no truly environmental impacts are expected, there seems to be no doubt that the eventual development of this 119 acre tract will have significant meaning for the surrounding properties. There is no particular expectation that the future impacts will be especially harmful. 4. NEIGHBORHOOD POSITION No neighborhood position has been expressed. 5. PUBLIC SERVICES/EFFECT ON No adverse comments have been received. 6e UTILITIES/EFFECT ON No adverse comments have been received. 7. EFFECT ON PUBLIC FINANCES Logically, one must assume that the development of this property would add significantly to the City's tax base. Offsetting public costs would be minimal. 8. LEGAL CONSIDERATIONS/REASONABLENESS This property abuts property recently zoned for the same combination as is being requested. Surrounding land uses suggest its appropriateness, and the March 25, 1980 Item No. 10 - Continued extraterritorial plan indicates this area for industrial development. Staff is concerned about the proposal for "C-3," feeling that access is not quite what is anticipated to be needed to serve 45 acres of commercial development. 9. STANDARDS OF QUALITY No standards of quality have been addressed. 10. TRAFFIC AND STREET RIGHT-OF-WAY The only right-of-way issue is Mabelvale Pike. It is carried as a minor arterial on the Master Street Plan, requiring an 80' right-of-way. Staff estimates that the applicant would be required to provide an easement deed for ten feet. He has agreed to do so. Access to the commercial -portion of the request is problematical, due to the design of the Mabelvale Interchange. ANALYSIS The extraterritorial plan indicates that this area should be developed for industrial use. Access to the commercial development proposed appears inadequate. The addition of 45 acres of commercial zoning to the 20 acres recently committed to the east seems excessive. STAFF RECOMMENDATION: Staff recemmends approval of the "I-2" portion of the request as filed and a recommendation for approval of "I-1" on the portion requested for "C-3" General Commercial. COMMISSION ACTION: The applicant was present, and there were several objectors. Mike McManigal speaking for several neighboring property owners on Mavis Circle and Mabelvale Pike presented a petition containing a number of signatures of neighboring residents which requested that the rezoning request be denied. In support of their request, he provided a lengthy statement of problems that exist within their residential neighborhood regarding traffic and road conditions and March 25, 1980 Item No. 10 - Continued especially drainage problems which they felt would be exacerbated by the approval of this application. Following the Presentation by Mr. McManigal, the applicant represented by non Venhaus, discussed the extraterritorial plan and its meaning relative to this case. He discussed the proposal that when the property is developed, the questions raised by the neighbors in opposition would be addressed appropriately by the engineering considerations that would be necessary. He stated that the sewage problem would also be handled at the time of development and further argued against the staff recommendation for "I-1" Light Industrial instead of the "C-3" General Commercial requested and pointed out the proximity to a case wherein "C-3" had been approved only one month before. FollowiUg Mr. Venhaus' presentation, another neighbor, Phyllis Bearden, also Qf Mavis Circle further discussed drainage problems as they related to her property and stated the view of the neighbors that commercial was not needed in that area, that more than adequate property did exist, and asked that it be denied. A lengthy discussion ensued. Several negotiated points of settlement between the applicant and the neighboring property owners were offered and considered. Some were rejected, and some were considered to require additional negotiation, and on that basis after the discussion period had evolved for the better part of an hour, the Commission moved to defer consideration to of the application to April 29 to allow more careful consideration by staff, the neighbors and the applicant prior of a final solution of this situation. The motion was passed - 5 ayes, 3 noes and 0 absent. April 29, 1980 Item No. 5 - Z-3459 - DEFERRED Owner: Martin Industrial Park, Inc. and George C. Martin. Trustee Applicant: W. S. Mitchell Request: Rezone to "C-3" General Commercial and "I-2" Light Indsustrial Purpose: Mixed use development Existing Zoning: "R-2" Single Family Location: Southeast corner of I-30 and Mabelvale Interchange Site Characteristics: Wooded Size: 119.65 acres + Existing Land Use: Large vacant area, having only Mr. Martin's house Abutting Land Use North - Public, Zoned "R-2" Zoning: South - Residential, Zoned "R-2" East - Vacant and Industrial, Zoned "R-2" West - Residential, Zoned "R-2" Zoning History: None Applicable Regulations: Zoning and Subdivision Ordinances FACTUAL INFORMATION April 29, 1980 Item 5 1. NEED AND/OR DEMAND This tract abuts the I-30 frontage road on the north and the Missouri Pacific Railroad on the south. The property just to the east was recently zoned to a combination of commercial and industrial districts. There is no specific proposal for development at this time. 2. COMPATIBILITY WITH MUNICIPAL PLANS Only the commercial portion of the request is not compatible with the extraterritorial plan. This plan calls for the entire tract to be used for industrial purposes in the long term. 3. EFFECT ON ENVIRONS While no truly environmental impacts are expected, there seems to be no doubt that the eventual development of this 119 acre tract will have significant meaning for the surrounding properties. There is no particular expectation that the future impacts will be especially harmful. 4. NEIGHBORHOOD POSITION Several neighbors have expressed opposition. 5. PUBLIC SERVICES/EFFECT ON No adverse comments have been received. 6. UTILITIES/EFFECT ON No adverse comments have been received. 7. EFFECT ON PUBLIC FINANCES Logically, one must assume that the development of this property would add significantly to the City's tax base. Offsetting public costs would be minimal. 8. LEGAL CONSIDERATIONS/REASONABLENESS This property abuts property recently zoned for the same combination as is being requested. Surrounding land uses suggest its appropriateness, and the April 29, 1980 Item No. 5 - Continued extraterritorial plan indicates this area for industrial development. Staff is concerned about the proposal for "C-3," feeling that access is not quite what is anticipated to be needed to serve 45 acres of commercial development. 9. STANDARDS OF QUALITY No standards of quality have been addressed. 10. TRAFFIC AND STREET RIGHT-OF-WAY The only right-of-way issue is Mabelvale Pike. It is carried as a minor arterial on the Master Street Plan, requiring an 80' right-of-way. Staff estimates that the applicant would be required to provide an easement deed for ten feet. He has agreed to do so. Access to the commercial portion of the request is problematical, due to the design of the Mabelvale Interchange. ANALYSIS The extraterritorial plan indicates that this area should be developed for industrial use. Access to the commercial development proposed appears inadequate. The addition of 45 acres of commercial zoning to the 20 acres recently committed to the east seems excessive. Because of questions raised by neighboring owners at the March meeting, the staff revisited the site and reviewed available data on the flooding issue. In our opinion, the flooding described by opponents of this request is not a result of the Martin property and would not be exacerbated by its development. RECOMMENDATION: Staff recommends approval of the "I-2" portion of the request as filed and a recommendation for approval of "I-1" on the portion requested for "C-3" General Commercial. April 29, 1980 Item No. 5 - Z-3459 - DEFERRED Owner: Martin Industrial Park, Inc. and George C. Martin, Trustee Applicant: W. S. Mitchell Request: Rezone to "C-3" General Commercial and "I-2" Light Indsustrial Purpose: Mixed use development Existing Zoning: 11R-2" Single Family Location: Southeast corner of I-30 and Mabelvale Interchange Site Characteristics: Wooded Size: 119.65 acres + Existing Land Use: Large vacant area, having only Mr. Martin's house Abutting Land Use North - Public, Zoned "R-2" Zoning: South - Residential, Zoned "R-2" East - Vacant and Industrial, Zoned "R-2" West - Residential, Zoned "R-2" Zoninq History: None Applicable Regulations: Zoning and Subdivision Ordinances FACTUAL INFORMATION April 29, 1980 Item 5 1. NEED AND/OR DEMAND This tract abuts the I-30 frontage road on the north and the Missouri Pacific Railroad on the south. The property just to the east was recently zoned to a combination of commercial and industrial districts. There is no specific proposal for development at this time. 20 COMPATIBILITY WITH MUNICIPAL PLANS Only the commercial portion of the request is not compatible with the extraterritorial plan. This plan calls for the entire tract to be used for industrial purposes in the long term. 3. EFFECT ON ENVIRONS While no truly environmental impacts are expected, there seems to be no doubt that the eventual development of this 119 acre tract will have significant meaning for the surrounding properties. There is no particular expectation that the future impacts will be especially harmful. 4. NEIGHBORHOOD POSITION Several neighbors have expressed opposition. 5. PUBLIC SERVICES/EFFECT ON No adverse comments have been received. 6. UTILITIES/EFFECT ON No adverse comments have been received. 7. EFFECT ON PUBLIC FINANCES Logically, one must assume that the development of this property would add significantly to the City's tax base. Offsetting public costs would be minimal. 8. LEGAL CONSIDERATIONS/REASONABLENESS This property abuts property recently zoned for the same combination as is being requested. Surrounding land uses suggest its appropriateness, and the April 29, 1980 Item No. 5 - Continued extraterritorial plan indicates this area for industrial development. Staff is concerned about the proposal for "C-3," feeling that access is not quite what is anticipated to be needed to serve 45 acres of commercial development. 9. STANDARDS OF QUALITY No standards of quality have been addressed. 10. TRAFFIC AND STREET RIGHT-OF-WAY The only right-of-way issue is Mabelvale Pike. It is carried as a minor arterial on the Master Street Plan, requiring an 80' right-of-way. Staff estimates that the applicant would be required to provide an easement deed for ten feet. He has agreed to do so. Access to the commercial portion of the request is problematical, due to the design of the Mabelvale Interchange. ANALYSIS The extraterritorial plan indicates that this area should be developed for industrial use. Access to the commercial development proposed appears inadequate. The addition of 45 acres of commercial zoning to the 20 acres recently committed to the east seems excessive. Because of questions raised by neighboring owners at the March meeting, the staff revisited the site and reviewed available data on the flooding issue. In our opinion, the flooding described by opponents of this request is not a result of the Martin property and would not be exacerbated by its development. STAFF RECOMMENDATION: Staff recommends approval of the "I-2" portion of the request as filed and a recommendation for approval of "I-1" on the portion requested for "C-3" General Commercial. COMMISSION ACTION: The applicant was present, and there were no objectors. The applicant presented an amended proposal in connection with the previous neighborhood opposition which he had worked out with those objecting neighbors. The amendment consisted of the following: April 29, 1980 Item No. 5 - Continued In the amount of acreage established for the "C-3" requested which would reduce the total requesters "C-3" zoning to approximately 23 acres and to provide a 100' residential zoned buffer along the rear of those properties which are on Mavis Circle which abut the property under consideration. There was a discussion of the that everyone understood what maintained its position that was appropriate for the north amendment merely to assure was involved. The staff rather than "C-3" that part of the property. After a lengthy discussion of the merits of "C-3" vs. "I-1" and a variety of other considerations, the Commission moved to approve the request as amended by the applicant. The motion passed: 7 ayes, 3 noes and 1 absent.