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HomeMy WebLinkAboutZ-4278 Staff AnalysisJuly 24, 1984 Item No. 15 - Z-4278 Owner: Raymond Young Applicant: Same Location: 7626 Mabelvale Pike, West of Chicot Request: Rezone from "R-2" Single Family to g Y "C-3" General Commercial Purpose: Appliance Repair and Retail Size: 1.0 acres + Existing Use: Single Family SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-2" South - Multifamily, Zoned "MF -18" East - Single Family, Zoned "R-2" West - Vacant, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The proposed use for the property is small appliance repair with some retail in the future. There are two structures on the property, a residence and an accessory building. The proposal is to utilize this building for the appliance repair use. The site is adjacent to single family use and vacant land. To the south across Mabelvale, there is a multifamily development in place. Further to the south along the I-30 frontage road a mini -warehouse project is currently under construction. Much of the property in the immediate vicinity, fronting the frontage road, is zoned "C-4." The tract and location appear to be somewhat removed from areas that are developing for commercial uses. Because the concentration of commercial zoning has taken place to the south, the proposed "C-3" location is misplaced and should not be supported by approving this request. 2. The site is relatively flat with a single family residence and an accessory building on it. July 24, 1984 Item No. 15 - Continued 3. Mabelvale Pike is classified as a collector which requires a 60 -foot right-of-way. The survey indicates that adequate right-of-way is in place. 4. No adverse comments have been received from the reviewing agencies at this time. Engineering has indicated that street improvements will be required on Mabelvale Pike. 5. There are no legal issues. 6. There is no neighborhood position on the site. The property was annexed in 1979. 7. The Suburban Development Plan identifies the northwest corner of Mabelvale Pike and Chicot Road for a neighborhood convenience center. Staff's position is since the plan was developed and adopted, the area has changed significantly and the proposed site is no longer a viable commercial location. Existing commercial zoning is to the south of this property and staff believes that those tracts fronting I-30 are more suitable for commercial uses and opposes the rezoning of the property at 7626 Mabelvale Pike. The Planning Commission has approved a plan amendment to recognize this and increase the amount of commercial land with I-30 frontage. The proposed plan amendment includes commercial and multifamily uses. The Suburban Development Plan initially identified the area for light industrial development. The property adjacent to the site and to the north are more residential in character and should remain as such. The tract across Mabelvale is zoned "MF -18" and a large parcel to the east across Chicot is also "MF -18." The commercial zoning should be limited to those areas shown on the proposed plan amendment primarily south of Mabelvale Pike. The tract if rezoned would create a spot zoning. One additional item of concern is the status of the property and whether it is a legal lot of record. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. �, I July 24, 1984 Item No. 15 - Continued PLANNING COMMISSION ACTION: The applicant, Raymond Young, was present. There were no objectors present. Mr. Young discussed the request and stated that he had purchased the property prior to being annexed to the City. He said that the immediate uses for the location would be a music studio and some small scale electronic repair. There was a lengthy discussion about the area and the Suburban Development Plan which identified the location in question as a neighborhood convenience center. Several commissioners then discussed the possibility of rezoning the property to "C-1" because it appeared to be a more appropriate reclassification for the site. Mr. Young then agreed to rezoning the property to "C-1." When staff pointed out that some of Mr. Young's proposed uses would require a conditional use permit if rezoned to "C-1," the Commission voted on the request as filed to "C-3." The vote was 10 ayes, 0 noes and 1 absent to recommend approval of "C-3.11 July 24, 1984 Item No. 15 - Z-4278 Owner: Raymond Young Applicant: Same Location: 7626 Mabelvale Pike, West of Chicot Request: Rezone from "R-2" Single Family to "C-3" General Commercial Purpose: Appliance Repair and Retail Size: 1.0 acres + Existing Use: Single Family SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-2" South - Multifamily, Zoned "MF -18" East - Single Family, Zoned "R-2" West - Vacant, Zoned "R-2" PLANNING CONSIDERATIONS: le The proposed use for the property is small appliance repair with some retail in the future. There are two structures on the property, a residence and an accessory building. The proposal is to utilize this building for the appliance repair use. The site is adjacent to single family use and vacant land. To the south across Mabelvale, there is a multifamily development in place. Further to the south along the I-30 frontage road a mini -warehouse project is currently under construction. Much of the property in the immediate vicinity, fronting the frontage road, is zoned "C-4." The tract and location appear to be somewhat removed from areas that are developing for commercial uses. Because the concentration of commercial zoning has taken place to the south, the proposed "C-3" location is misplaced and should not be supported by approving this request. 2. The site is relatively flat with a single family residence and an accessory building on it. July 24, 1984 Item No. 15 - Continued 3. Mabelvale Pike is classified as a collector which requires a 60 -foot right-of-way. The survey indicates that adequate right-of-way is in place. 4. No adverse comments have been received from the reviewing agencies at this time. Engineering has indicated that street improvements will be required on Mabelvale Pike. 5. There are no legal issues. 6. There is no neighborhood position on the site. The property was annexed in 1979. 7. The Suburban Development Plan identifies the northwest corner of Mabelvale Pike and Chicot Road for a neighborhood convenience center. Staff's position is since the plan was developed and adopted, the area has changed significantly and the proposed site is no longer a viable commercial location. Existing commercial zoning is to the south of this property and staff believes that those tracts fronting I-30 are more suitable for commercial uses and opposes the rezoning of the property at 7626 Mabelvale Pike. The Planning Commission has approved a plan amendment to recognize this and increase the amount of commercial land with I-30 frontage. The proposed plan amendment includes commercial and multifamily uses. The Suburban Development Plan initially identified the area for light industrial development. The property adjacent to the site and to the north are more residential in character and should remain as such. The tract across Mabelvale is zoned "MF -18" and a large parcel to the east across Chicot is also "MF -18." The commercial zoning should be limited to those areas shown on the proposed plan amendment primarily south of Mabelvale Pike. The tract if rezoned would create a spot zoning. One additional item of concern is the status of the property and whether it is a legal lot of record. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. July 24, 1984 Item No. 15 - Continued PLANNING COMMISSION ACTION: The applicant, Raymond Young, was present. There were no objectors present. Mr. Young discussed the request and stated that he had purchased the property prior to being annexed to the City. He said that the immediate uses for the location would be a music studio and some small scale electronic repair. There was a lengthy discussion about the area and the Suburban Development Plan which identified the location in question as a neighborhood convenience center. Several commissioners then discussed the possibility of rezoning the property to "C-1" because it appeared to be a more appropriate reclassification for the site. Mr. Young _then agreed to rezoning the property to "C-1." When staff pointed out that some of Mr. Young's proposed uses would require a conditional use permit if rezoned to "C-1," the Commission voted on the request as filed to "C-3." The vote was 10 ayes, 0 noes and 1 absent to recommend approval of 11C-3. "