Loading...
HomeMy WebLinkAboutZ-4115-B Staff AnalysisFILE NO.: Z-4115-B Owner: Temple Missionary Baptist Church/Jerry D. Kidd Applicant: The Sentinel Group, LLC/Eric Krebs Location: 10710 Interstate 30 Area: 23.65 Acres Request: Rezone from R-2 to C-3 Purpose: Church with future bookstore Existing Use: Church SURROUNDING LAND USE AND ZONING North — Auto salvage yard, boat/RV storage and undeveloped property (across Baseline Road); zoned PCD and PID South — Mixed light industrial and commercial uses and undeveloped property (across 1-30); zoned R-2, C-4 and 1-2 East — Undeveloped property (across Childers Drive); zoned C-3 West — Mixed office, commercial and light industrial uses and undeveloped property; zoned PD-C, C-4, 0-3 and I-1/OS A. PUBLIC WORKS COMMENTS: 1. Baseline Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Baseline Road and Childers Drive. 3. At the time of future development or expansion, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Baseline Road and Childers Drive including 5-foot sidewalks with planned development. FILE NO.: Z-4115-B Cont. B. PUBLIC TRANSPORTATION ELEMENT: The site is located on CATA Bus Routes #17 (Mabelvale-Downtown Route) and #17A (Mabelvale-UALR Route) which run along 1-30. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site and the SWLR United for Progress, Pinedale and Mavis Circle Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Public Institutional for this property. The Public Institutional category includes public and quasi -public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. The surrounding use is Commercial and should be used if the use is to change from the existing church. Commercial allows a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from R-2 (Single -Family District) to C-3 (General Commercial District) to add retail uses to the existing church use on the site. Master Street Plan: West Baseline Road is a Minor Arterial and Childress Drive are Local Street on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on West Baseline Road since it is a Minor Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: A Class II Bike Lane is shown along West Baseline Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. 4 FILE NO.: Z-4115-B E. STAFF ANALYSIS: Temple Missionary Baptist Church, owner of the 23.65 acre property located at 10710 Interstate 30, is requesting to rezone the property from "R-2" Single Family District to "C-3" General Commercial District. The property is located at the northwest corner of the 1-30 frontage road and Childers Drive. The rezoning is proposed in order to add a future bookstore to the existing church use. A large church building with associated paved parking areas is located within the south half of the 23.65 acre property. The overall property has street frontage on three (3) sides; Interstate 30 to the south, Childers Drive to the east and Baseline Road to the north. Access drives are located from the 1-30 frontage road and Childers Drive. A ball field, playground and undeveloped area are located within the north half of the property. The Baptist Missionary Association of Arkansas is located in a small building on the west side of the church and on a separate tract of property. The general area contains a mixture of uses and zoning. An auto salvage yard, boat/RV storage and undeveloped property are located on the PCD and PID zoned property across Baseline Road to the north. A mixture of light industrial and commercial uses with some undeveloped property is located across 1-30 to the south and zoned R-2, 1-2 and C-4. Undeveloped C-3 zoned property is located across Childers Drive to the east, with a mix of commercial uses further east. A mixture of office, commercial and light industrial uses and undeveloped 1-1 zoned property are located to the west. The City's Future Land Use Plan designates this property as Public Institutional to recognize the existing church use. The proposed C-3 zoning does not require an amendment to the plan based on the fact that the surrounding uses/zoning are commercial. Staff is supportive of the requested C-3 rezoning. Staff views the request as reasonable. The site is located along Interstate 30 and backs up to Baseline Road which is a principal arterial roadway. All of the surrounding uses and zoning are non-residential. Existing C-3 zoning is located across Childers Drive to the east. The proposed C-3 rezoning will represent a continuation of the non-residential zoning pattern in this area, along these two (2) major roadways. Staff believes the requested rezoning will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested C-3 rezoning. 3 FILE NO.: Z-4115-B PLANNING COMMISSION ACTION: (AUGUST 8, 2013) Eric Krebs was present, representing the application. There was one (1) objector present. Staff presented the application with a recommendation of approval. Troy Laha addressed the Commission in opposition. He explained that SWLR United for Progress invited Temple Baptist to come to their monthly meeting and the church did not attend. He noted that he had heard that the church was locating a school on the property, and questioned what type of school it would be. He asked what type of signage would be placed on the property. He noted that the church could be rezoning the property for future sale. Eric Krebs addressed the Commission in support of the application. He explained that the church had no immediate plans for the property. He noted that the church had been in contact with E-stem for a possible school location. He explained that the church was requesting the rezoning to keep their property options open. Commissioner Nunnley noted that the church had no immediate plans for the property, but was requesting a C-3 zoning. He asked what concern SWLR United for Progress has about the C-3 zoning. Mr. Laha asked that the property remain R-2 until the church had a plan in place. He noted that the site looked like a good site for a motel. There was a motion to approve the C-3 rezoning. The motion passed by a vote of 8 ayes, 1 nay, 1 abstention (Bubbus) and 1 absent. The application was approved. 4 August 8, 2013 NO.: 5 FILE NO.: Z-4115-B Owner: Temple Missionary Baptist Church/Jerry D. Kidd Applicant: The Sentinel Group, LLC/Eric Krebs Location: 10710 Interstate 30 Area: 23.65 Acres Request: Rezone from R-2 to C-3 Purpose: Church with future bookstore Existing Use: Church SURROUNDING LAND USE AND ZONING North — Auto salvage yard, boat/RV storage and undeveloped property (across Baseline Road); zoned PCD and PID South — Mixed light industrial and commercial uses and undeveloped property (across 1-30); zoned R-2, C-4 and 1-2 East — Undeveloped property (across Childers Drive); zoned C-3 West — Mixed office, commercial and light industrial uses and undeveloped property; zoned PD-C, C-4, 0-3 and I-1/OS A. PUBLIC WORKS COMMENTS: 1. Baseline Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Baseline Road and Childers Drive. 3. At the time of future development or expansion, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Baseline Road and Childers Drive including 5-foot sidewalks with planned development. August 8, 2013 ITEM NO.: 5 Cont. FILE NO.: 7_-4115-B B. PUBLIC TRANSPORTATION ELEMENT: The site is located on CATA Bus Routes #17 (Mabelvale-Downtown Route) and #17A (Mabelvale-! ALR Route) which run along 1-30. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site and the SWLR United for Progress, Pinedale and Mavis Circle Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Public Institutional for this property. The Public Institutional category includes public and quasi -public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. The surrounding use is Commercial and should be used if the use is to change from the existing church. Commercial allows a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from R-2 (Single -Family District) to C-3 (General Commercial District) to add retail uses to the existing church use on the site. Master Street Plan-. West Baseline Road is a Minor Arterial and Childress Drive are Local Street on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on West Baseline Road since it is a Minor Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: A Class II Bike Lane is shown along West Baseline Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. August 8, 2013 ITEM NO.: 5(Cont.)FILE NO.: Z-4115-B E. STAFF ANALYSIS: Temple Missionary Baptist Church, owner of the 23.65 acre property located at 10710 Interstate 30, is requesting to rezone the property from "R-2" Single Family District to "C-3" General Commercial District. The property is located at the northwest corner of the 1-30 frontage road and Childers Drive. The rezoning is proposed in order to add a future bookstore to the existing church use. A large church building with associated paved parking areas is located within the south half of the 23.65 acre property. The overall property has street frontage on three (3) sides; Interstate 30 to the south, Childers Drive to the east and Baseline Road to the north. Access drives are located from the 1-30 frontage road and Childers Drive. A ball field, playground and undeveloped area are located within the north half of the property. The Baptist Missionary Association of Arkansas is located in a small building on the west side of the church and on a separate tract of property. The general area contains a mixture of uses and zoning. An auto salvage yard, boat/RV storage and undeveloped property are located on the PCD and PID zoned property across Baseline Road to the north. A mixture of light industrial and commercial uses with some undeveloped property is located across 1-30 to the south and zoned R-2, 1-2 and C-4. Undeveloped C-3 zoned property is located across Childers Drive to the east, with a mix of commercial uses further east. A mixture of office, commercial and light industrial uses and undeveloped 1-1 zoned property are located to the west. The City's Future Land Use Plan designates this property as Public Institutional to recognize the existing church use. The proposed C-3 zoning does not require an amendment to the plan based on the fact that the surrounding uses/zoning are commercial. Staff is supportive of the requested C-3 rezoning. Staff views the request as reasonable. The site is located along Interstate 30 and backs up to Baseline Road which is a principal arterial roadway. All of the surrounding uses and zoning are non-residential. Existing C-3 zoning is located across Childers Drive to the east. The proposed C-3 rezoning will represent a continuation of the non-residential zoning pattern in this area, along these two (2) major roadways. Staff believes the requested rezoning will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested C-3 rezoning. 3 August 8, 2013 ITEM NO.: 5 (Cont. PLANNING COMMISSION ACTION: FILE NO.: Z-4115-B (AUGUST 8, 2013) Eric Krebs was present, representing the application. There was one (1) objector present. Staff presented the application with a recommendation of approval. Troy Laha addressed the Commission in opposition. He explained that SWLR United for Progress invited Temple Baptist to come to their monthly meeting and the church did not attend. He noted that he had heard that the church was locating a school on the property, and questioned what type of school it would be. He asked what type of signage would be placed on the property. He noted that the church could be rezoning the property for future sale. Eric Krebs addressed the Commission in support of the application. He explained that the church had no immediate plans for the property. He noted that the church had been in contact with E-stem for a possible school location. He explained that the church was requesting the rezoning to keep their property options open. Commissioner Nunnley noted that the church had no immediate plans for the property, but was requesting a C-3 zoning. He asked what concern SWLR United for Progress has about the C-3 zoning. Mr. Laha asked that the property remain R-2 until the church had a plan in place. He noted that the site looked like a good site for a motel. There was a motion to approve the C-3 rezoning. The motion passed by a vote of 8 ayes, 1 nay, 1 abstention (Bubbus) and 1 absent. The application was approved. CI